HomeMy WebLinkAboutAgenda Report - November 18, 2015 C-17AGENDA ITEM Com17
CITY OF LODI
COUNCIL COMMUNICATION
TM
AGENDA TITLE: Adopt Resolution Directing Staff to File the 2015 — 2023 Draft Housing
Element with the Department of Housing and Community Development
for Review
MEETING DATE: November 18, 2015
PREPARED BY: Community Development Department
RECOMMENDED ACTION: Adopt resolution directing staff to file the 2015-2023 Draft
Housing Element with the Department of Housing and
Community Development for review.
BACKGROUND INFORMATION: On October 28, 2015, Planning Commission held a public
hearing to review the proposed draft 2015-2023 General Plan
Housing Element update, accept public testimony, and
adopted a Resolution recommending the draft 2015-2023 Housing Element be forwarded to the City
Council for approval to be submitted to Housing and Community Development for review and
certification.
Once the Department of Housing and Community Development has reviewed the draft Housing
Element, it will be returned to the City with comments for adoption by the City Council
The Housing Element addresses the City's housing needs for the 2015-2023 planning period. It is
one of seven -mandated elements of the General Plan required by State law. The Housing Element
is subject to detailed State law requirements, and is the only element required to be reviewed and
certified by the State of California Department of Housing and Community Development (HCD).
Failure to secure a Certified Housing Element from HCD can result in the loss of funding for housing
and infrastructure related to projects and potential legal challenges.
The Housing Element is an eight-year blueprint for housing Lodi's residents, presenting data,
policies, and programs for housing the City's residents at all income levels, including low and
moderate -income residents, as well as those with special needs such as seniors. The Housing
Element shows how the City will house its share of the projected population growth and of the
region, as defined in the Regional Housing Needs Allocation (RHNA), produced by the San Joaquin
Council of Governments.
In October of 2011, the City Council adopted the City's 2011-2016 Housing Element. The document
was forwarded to State HCD, which subsequently granted certification.
The 2011-2016 Housing Element was done in conjunction with the overall 2010 General Plan
Update. A number of the implementation measures were completed with the Development Code
update in March of 2013 and the approval of development projects.
APPROVED: %WAWkV,%
Housing Element
Page 2 of 2
The City of Lodi approved the Rose Gate project in late 2013, Van Ruiten Ranch, Reynolds Ranch,
Gianonni and Baker projects in 2014 and Vintner Square in 2015. The amount of residential
development has picked up in the past two years, and all approvals were consistent with the General
Plan and the existing Housing Element.
Staff views the 2015-2023 Housing Element to be a technical update and continuation of the 2011-
2016 Housing Element.
The 2015-2023 General Plan does not include new programs or new implementation policies. This
document updates demographic information and provides housing direction for the next eight years.
FISCAL IMPACT: Not applicable.
FUNDING AVAILABLE: Not applicable.
Ste a chwaba
Community Development Director
Attachments:
1)
Planning Commission Staff Report
2)
Planning Commission Resolution
3)
2015 — 2023 Draft Housing Element
4)
City Council Draft Resolution
CITY OF LODI
PLANNING COMMISSION
Staff Report
MEETING DATE: October 28, 2015
APPLICATION NO: 2015 — 35 GP — 2015 — 2023 Housing Element Update
REQUEST: Request for Planning Commission to recommend the draft 2015-2023
Housing Element be forwarded to the City Council for approval to be
submitted to Housing and Community Development for review and
certification (Applicant: City of Lodi; File 2015-35 GP; CEQA
Determination: Section 15183 — Previous Environmental Review,
2010 General Plan EIR (SCH#2009022075)
LOCATION: All Zoning Districts City -Wide
APPLICANT: City of Lodi
221 West Pine Street.
Lodi, CA 95240
RECOMMENDATION
That the Planning Commission review the proposed draft 2015-2023 General Plan Housing Element
update, accept public testimony, and adopt the Resolution recommending the draft 2015-2023
Housing Element be forwarded to the City Council for approval to be submitted to Housing and
Community Development for review and certification.
SUMMARY
The Housing Element addresses the City's housing needs for the 2015-2023 planning period. It is
one of seven -mandated elements of the General Plan required by State law. The Housing Element
is subject to detailed State law requirements, and is the only element required to be reviewed and
certified by the State of California Department of Housing and Community Development (HCD).
Failure to secure a Certified Housing Element from HCD can result in the loss of funding for housing
and infrastructure related to projects and potential legal challenges.
The Housing Element is an eight year blueprint for housing Lodi's residents, presenting data,
policies, and programs for housing the City's residents at all income levels, including low-income and
moderate income residents, as well as those with special needs such as seniors. The Housing
Element shows how the City will house its share of the projected population growth and of the
region, as defined in the Regional Housing Needs Allocation (RHNA), produced by the San Joaquin
Council of Governments (SJCOG).
BACKGROUND
In October of 2011, the City Council adopted the City's 2011-2016 Housing Element. The document
was forwarded to State HCD, who subsequently granted certification.
The 2011 - 2016 Housing Element was done in conjunction with the overall 2010 General Plan
Update. A number of the implementation measures were completed with the Development Code
update in March of 2013 and the approval of development projects.
The City of Lodi approved the Rose Gate project in late 2013, Van Ruiten Ranch, Reynolds Ranch,
Gianonni and Baker in 2014 and Vintner Square in 2015. The amount of residential development
has picked up in the past 2 years, and all approvals were consistent with the General Plan and the
existing Housing Element.
Staff views the 2015 — 2023 Housing Element to be a technical update and continuation of the 2011
— 2016 Housing Element.
The 2015 — 2023 General Plan does not include new programs or new implementation policies. This
document updates demographic information and provides housing direction for the next 8 years.
ANALYSIS
State housing law mandates that local governments plan to meet the existing and projected housing
needs of all economic segments of the community through their housing elements (Government
Code §65580). The law specifies that in order for the private market to adequately address housing
needs and demand, local governments must adopt land use plans and regulatory systems which
provide opportunities for, and do not unduly constrain, housing development. The law further
requires housing elements be updated every five years and that every updated housing element be
submitted to the State Department of Housing and Community Development (HCD) to ensure
compliance with the State's requirements. When the State HCD determines that a Housing Element
complies with the law it grants "certification".
Unlike other State -mandated General Plan elements, the Housing Element is the only element
requiring State Certification for compliance, and it is subject to detailed statutory requirements
(California Government Code Sections 65580 and 65589), regarding its content, and in summary,
must contain the following:
1. An evaluation of the results from housing programs implemented during the previous review
period; (i.e. the City's Current Housing Element adopted in 2011);
2. An assessment of the City's existing and projected housing needs based on housing, land use,
population, demographic, and employment trends;
3. An analysis of housing opportunities within the City, including an inventory of suitable sites and
the City's capacity to meet regional fair -share housing goals;
4. An analysis of constraints to providing housing and mitigating opportunities for those constraints;
and
5. A set of goals, policies, resources, and programs for the preservation, improvement and
development of housing.
Regional Housing Needs Assessment and the inventory of Sites
A key component of the Housing Element is the Regional Housing Needs Assessment (RHNA).
State law requires that during each planning period, each local jurisdiction must provide their "fair
share" of the region's new housing need. Factors for determining need include anticipated demand
generated by employment and population growth. The RHNA identifies not only the number of
housing units the City must plan for, but also the affordability level of those units. Through the RHNA
process, HCD provides its determination to the State's sub -regional councils, who then assign each
local jurisdiction their fair share of housing need.
In San Joaquin County, SJCOG determines the amount of affordable housing the county will need
for the time period and then divides that need among its participating jurisdictions.
The previous 2011 to 2016 Housing Element included land available to accommodate 3,891
additional housing units between 2007 and 2014, of which 1,621 units were to be affordable to
extremely -low-, very -low- and low-income households, approximately 42% of Lodi's total share of
regional housing needs.
According to the 2014-2022 Regional Housing Needs Allocation Plan prepared by the San Joaquin
County Council of Governments, Lodi should plan to accommodate 1,931 additional residential units
between 2014 and 2022. Of those residential units, 828, or 43%, should be affordable to extremely
low-, very low-, or low-income households.
2
Since the housing numbers have been reduced for the 2015 – 2023 Housing Element from the
previous 2011 to 2016 Housing Element, there are no modifications to land use, housing policies or
programs. The 2015 – 2023 Housing Element will help to implement the vision of the 2010 General
Plan.
Lodi is not responsible for actual construction of these units. However, Lodi is responsible for
creating a regulatory framework in which these housing units can be built. The intent of the allocation
is to ensure that each local jurisdiction provide adequate sites and adequately zoned land to
accommodate the RHNA. To meet this objective, the proposed Housing Element contains a plan
that addresses the potential and actual governmental constraints on housing development, and
demonstrates the City's inventory of vacant land or underutilized sites with appropriate zoning and
density to meet its RHNA needs.
HOUSING ELEMENT CONTENT
The Housing Element contains three parts following this introduction:
Chapter 2: Community Profile contains an analysis of population, housing, and employment
characteristics and trends; the needs of special population groups such as seniors, large families,
persons with disabilities and developmental disabilities; indicators of unmet need, such as
overcrowding, overpayment, substandard housing, and the potential loss of affordable rental
housing; and future housing construction needs. The purpose of the community profile is to
characterize existing conditions and unmet housing needs among Lodi's current residents and to
plan for future residents in the city.
Chapter 3: Resources and Constraints addresses the opportunities and challenges to meet the
housing needs identified in the community profile. Resources include the availability of land,
adequate sites to meet housing needs, public and private organizations that provide housing and
supportive services, and funding to implement the City's housing strategy. Constraints include the
impacts of government action on housing availability and affordability, the interaction of market
forces, infrastructure, and environmental conditions. This analysis focuses on the magnitude of
potential constraints and identifies measures to remove them.
Chapter 4: Housing Strategy identifies goals, policies, programs, and quantified objectives to meet
identified housing needs, reduce constraints on housing availability and production, and make
effective use of available resources. As part of its strategy, this section defines the responsible
agencies, time frames, and the anticipated results of the programs.
Appendix A: Accomplishments describes achievements during the previous Housing Element
planning period (2007 to 2014), including housing units constructed or available for development and
implementation of programs and policies. Lessons learned from these accomplishments have been
used to revise policies and programs.
GENERAL PLAN ANALYSIS
The Housing Element contains an appendix which details how the Housing Element is consistent
with established City policies in the General Plan (See Housing Element, Chapter 1 and Appendix
A). Lodi's Land Use Element already permits high density housing and mixed use developments on
the main streets and commercial corridors—which is partially why this Housing Element shows the
City can accommodate the 2015-2023 RHNA without any further annexation. This is because the
vision and specific policies contained in the General Plan seek to encourage and facilitate the types
of infill, re -use, mixed-use, and central city/corridor-oriented residential development that are the
focus of the Housing Element and the City's ability to accommodate its regional housing allocation
from SJCOG.
ZONING ORDINANCE
One of the implementation actions of the 2010 General Plan and previous Housing Element is to
adopt a Zoning / Development Code to implement the General Plan. The current Zoning Code was
adopted in March 2013. This Zoning Code created zoning designations consistent with the General
Plan and regulates the type, location, density, and scale of residential development and exists to
protect and promote the health, safety, and general welfare of residents. In addition, the
Development Code serves to preserve the character and integrity of existing neighborhoods. The
Zoning Code ensures that the City will meet our regional housing needs by providing for a wide
range of housing types to meet the needs of the community.
RECOMMENDATION
Staff requests that the Planning Commission adopt the attached resolution, recommending the draft
2015-2023 Housing Element be forwarded to the City Council for approval to be submitted to
Housing and Community Development for review and certification. The Housing Element is
consistent and compatible with the General Plan and policies. The Housing Element does not
eliminate the requirement that specific future development projects be consistent with all applicable
policies and development standards. In accordance with State law, the 2015-2023 Housing Element
includes the City's housing policies and goals, identify action programs, quantified objectives, and
resources required for the preservation, improvement, and development of housing to meet the
existing and projected needs of the community, during the planning period.
ENVIRONMENTAL ASSESSMENTS
The City prepared Lodi General Plan 2010 and adopted General Plan EIR 2010
(SCH#2009022075). The proposed Housing Element is an implementation of the General Plan 2010
and the General Plan EIR (SCH#2009022075) is the project's Environmental Document. Having
been so included, all General Plan level environmental effects were of necessity, therein addressed.
City of Lodi General Plan 2010, City of Lodi General Plan Final Environmental Impact Report,
February 2010 and City of Lodi General Plan Draft Environmental Impact Report, November 2009
are available for review at the City of Lodi, Community Development Department, located at 221
West Pine Street, California 95240.
PUBLIC HEARING NOTICE
Legal Notice for the Housing Element was published in the Lodi News Sentinel on Saturday, October
17, 2015. Public notice also was mailed to interested parties who expressed their interest of the
project.
RECOMMENDED MOTIONS
Should the Planning Commission agree with staff's recommendation, the following motion is
suggested:
"I move that the Planning Commission adopt the attached resolution to recommend the draft
2015-2023 Housing Element be forwarded to the City Council for approval to be submitted to
Housing and Community Development for review and certification."
ALTERNATIVE PLANNING COMMISSION ACTIONS:
• Approve the request with attached or alternate conditions
• Deny the request
• Continue the request
Respectfully Submitted, Concur,
Craig Hoffman Stephen Schwabauer
Senior Planner Community Development Director
ATTACHMENTS:
A. Draft Housing Element
B. Draft Planning Commission Resolution
4
RESOLUTION NO. P.C. 15-21
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI RECOMMENDING
THE DRAFT 2015-2023 HOUSING ELEMENT BE FORWARDED TO THE CITY
COUNCIL FOR APPROVAL TO BE SUBMITTED TO HOUSING AND COMMUNITY
DEVELOPMENT FOR REVIEW AND CERTIFICATION
WHEREAS, California Government Code Section 65300 et. Seq. mandates that the City of Lodi
adopt a comprehensive General Plan to provide guidance and direction for
development activities in the City; and
WHEREAS, Government Code sections 65580-65589 set forth the statutory requirements for the
Housing Element; and
WHEREAS, the Housing Element is one of seven (7) required elements of the General Plan; and
WHEREAS, Government Code section 65588(b) requires that the Housing Element be
comprehensively updated every five (5) years; and
WHEREAS, the City adopted its current Housing Element in 2011; and
WHEREAS, the Housing Element serves as the data and policy document guiding overall
improvements and development of housing and contains a profile and analysis of the
City's demographics, housing characteristics, and existing and future housing needs; an
analysis of constraints to housing production and maintenance, such as market,
governmental, and environmental factors affecting the City's ability to meet identified
housing needs; an identification of resources to meet housing needs, including vacant
or underutilized land for new construction, as well as financial and administrative
resources available for housing; and the City's housing strategy to address identified
housing needs, including an assessment of past accomplishments, and a formulation
for housing goals, policies, and programs; and
WHEREAS, Government Code section 65583 requires that the City identify adequate sites to
accommodate housing for all economic segments of the population, based upon the
Regional Housing Needs Assessment provided by the Southern California Association
of Governments; and
WHEREAS, the City's Community Development Department has initiated and caused to be
prepared a proposed Housing Element for the period from 2015-2023; and
WHEREAS, the Community Development Department staff held a stakeholder group meeting and
public workshop on June 25, 2015 to solicit public input on the proposed draft Housing
Element for 2015-2023; and
WHEREAS, the draft 2015-2023 Housing Element was prepared and circulated for public review,
with such circulation including the provision of the requisite review period for the State
of California Department of Housing and Community Development ("HCD"); and
WHEREAS, the Planning Commission, after conduction of a public hearing and consideration of all
public comment, recommends the draft 2015-2023 Housing Element be forwarded to
the City Council for approval to be submitted to Housing and Community Development
for review; and
WHEREAS, the Planning Commission of the City of Lodi held a properly noticed public hearing as
required by law on October 28, 2015; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Lodi makes the
following specific findings based on the evidence as follows:
1. The proposed draft 2015-2023 Housing Element ensures and maintains internal consistency
with all of the objectives, policies, general land uses, programs, and actions of the General
Plan. The proposed Housing Element update for the 2015-2023 planning period have been
designed to be consistent with State Housing Law, the Regional Housing Needs Assessment
for local agencies under the jurisdiction of the San Joaquin Council of Governments (SJCOG,
Inc), and to be internally consistent with the other elements of the Lodi General Plan.
2. The proposed draft 2015-2023 Housing Element would not be detrimental to the public
convenience, safety or general welfare of the City. The draft Housing Element is compatible
with the nature, condition, and development of existing uses, buildings and structures and the
proposed Housing Element update will not adversely affect the existing or planned uses,
buildings, or structures. The proposed Housing Element update includes specific programs
that provide opportunities for affordable housing through the identification of appropriate sites
and density as required by the State, make provision for emergency and transitional housing,
and establish reasonable accommodations to improve constraints in housing for persons with
disabilities. The proposed revisions will not expose people to an increased risk of negative
health or public safety impacts and are consistent with the environmental analysis indicating
the impacts related to the health, safety and general welfare of the community will not be
detrimental as a result of the project.
3. The proposed draft 2015-2023 Housing Element is in compliance with the provisions of the
California Environmental Quality Act (CEQA). The City prepared Lodi General Plan 2101 and
adopted General Plan EIR 2010 (SCH#2009022075). The proposed Housing Element is an
implementation of the General Plan 2010 and the General Plan EIR (SCH#2009022075) is the
project's Environmental Document. Having been so included, all General Plan level
environmental effects were of necessity, therein addressed. City of Lodi General Plan 2010,
City of Lodi General Plan Final Environmental Impact Report, February 2010 and City of Lodi
General Plan Draft Environmental Impact Report, November 2009 are available for review at
the City of Lodi, Community Development Department, located at 221 West Pine Street,
California 95240. The documents are also available online at
http:llwww.lodi.gov/community developmentlindex.html
BE IT FURTHER RESOLVED that based on the written information provided, the public comments
received and the findings stated above, the Planning Commission recommends the draft
2015-2023 Housing Element be forwarded to the City Council for approval to be
submitted to Housing and Community Development for review and certification.
Dated: October 28, 2011
1 certify that Resolution No. 15-21 was passed and adopted by the Planning Commission of the City of
Lodi at a regular meeting held on Wednesday, October 28, 2015 by the following vote:
AYES: Commissioners: Cummins, Hennecke, Olson and Chair Heinitz
NOES: Commissioners: None
ABSENT: Commissioners: Kirsten, Kiser and Sl ter
ATTEST
Secretary, Planning Commission
LODI GENERAL PLAN
of:
Lodi Housing Element
Table of Contents
I. Introduction
1.1
Purpose and Contents........................................................................................................
1-1
1.2
Community Context..........................................................................................................
1-2
1.3
State Requirements.............................................................................................................
1-3
1.4
Data Sources and Their Use..............................................................................................
1-3
1.5
Public Participation............................................................................................................
1-4
1.6
General Plan Consistency..................................................................................................
1-4
2. Housing Needs Assessment
2.1
Population and Housing Characteristics......................................................................... 2-1
2.2
Household Trends..............................................................................................................
2-3
2.3
Income and Housing Costs...............................................................................................
2-4
2.4
Housing Characteristics.....................................................................................................
2-9
2.5
Employment......................................................................................................................
2-14
2.6
Special Needs Populations...............................................................................................
2-16
2.7
Analysis of Assisted Housing Projects At Risk.............................................................
2-24
2.8
Opportunities to Promote Sustainable Development ..................................................
2-28
2.9
Future Housing Needs.....................................................................................................
2-31
3. Resources and Constraints
3.1 Sites Inventory and Analysis............................................................................................. 3-1
3.2 Administrative and Financial Resources....................................................................... 3-20
3.3 Constraints........................................................................................................................ 3-28
4. Housing Strategy
4.1 Goals and Policies............................................................................................................... 4-1
4.2 Implementation Programs................................................................................................ 4-3
4.3 Quantified Objectives.......................................................................................................4-19
i
Lodi Housing Element
A. Accomplishments
A.1 Overview............................................................................................................................. A-1
A.2 Construction Achievements............................................................................................. A-1
A.3 Program Evaluation.......................................................................................................... A-2
Tables
Table 2-1: Comparison of Population Growth in Selected Areas .............................................. 2-1
Table 2-2: Population Growth Trends........................................................................................... 2-2
Table 2-3: Age Characteristics and Trends................................................................................... 2-2
Table 2-4: Household Growth Trends........................................................................................... 2-3
Table 2-5: Household Growth Projections...................................................................................
2-3
Table 2-6: Household Size by Tenure............................................................................................
2-4
Table 2-7: Household Income by Tenure.....................................................................................
2-4
Table 2-8: Median Housing Price..................................................................................................
2-5
Table 2-9: Median Contract Rents.................................................................................................
2-6
Table2-10: Rental Prices................................................................................................................. 2-6
Table 2-11: City of Lodi - Affordable Housing Costs................................................................. 2-7
Table 2-12: Households Paying More Than 30% for Housing ................................................... 2-8
Table 2-13: Housing Units, by Type.............................................................................................. 2-9
Table 2-14: Tenure by Age of Householder................................................................................ 2-10
Table 2-15: Total Households with a Housing Problem' .......................................................... 2-11
Table 2-16: Total Households with One or More Severe Housing Problem' ......................... 2-11
Table 2-17: Year Structure Built................................................................................................... 2-12
Table 2-18: Overcrowding (Occupants per Room)................................................................... 2-13
Table 2-19: Employment in San Joaquin County...................................................................... 2-14
Table 2-20: Employment Projections in Selected Areas............................................................ 2-15
Table 2-21: Travel Time to Work................................................................................................. 2-16
Table 2-22: Lodi Jobs and Housing Projections......................................................................... 2-16
Table 2-23: Senior Householders by Tenure and Age............................................................... 2-17
Table 2-24: Disability Type by Age, 2000.................................................................................... 2-18
Table 2-25: Persons with Disability by Employment Status ..................................................... 2-18
Table 2-26: Persons with Developmental Disabilities by Age and Zip Code ......................... 2-19
Table 2-27: Female -Headed Households.................................................................................... 2-20
Table 2-28: Female -Headed Households in Poverty.................................................................2-20
ii
Lodi Housing Element
Table 2-29: Large Households......................................................................................................
2-20
Table 2-30: Farmworkers - San Joaquin County.......................................................................
2-21
Table 2-31: Inventory of Publicly Assisted Rental Housing .....................................................
2-25
Table 2-32: Income Limits for San Joaquin County..................................................................
2-31
Table 2-33: Regional Housing Needs Allocation for the City of Lodi (2014-2023) ..............
2-31
Table 3-1: Units Constructed Since January 1, 2014...................................................................
3-8
Table 3-2: Major Development Projects in Detail.......................................................................
3-9
Table3-3: Remaining Need...........................................................................................................
3-11
Table 3-4: Vacant Infill Sites.........................................................................................................
3-12
Table 3-5: Underutilized Infill Sites.............................................................................................
3-13
Table 3-6: Annexation Area Sites.................................................................................................
3-19
Table 3-7: Summary of Housing Sites, January 1, 2014, to December 31, 2023 ....................
3-20
Table 3-8: Financing Resources for Affordable Housing..........................................................
3-24
Table 3-9: Development Standards, by Land Use Designation ................................................
3-30
Table 3-10: Residential Development Standards and Housing Types Permitted by Zone...
3-32
Table 3-11: Growth Management Ordinance Breakdown by Density ....................................
3-37
Table 3-12 Remaining Growth Management Allocation..........................................................
3-38
Table 3-13: Development Review Process Time Frame............................................................
3-42
Table3-14: Street Standards.........................................................................................................
3-44
Table 3-15: Reduced Development Impact Mitigation Fees ($/acre) ......................................
3-47
Table3-16: Planning Fees.............................................................................................................
3-48
Table 3-17: Comparison of Fees Across Jurisdictions...............................................................
3-49
Table 3-18: Projected Water Demand and Supply for the 2015 Housing Element
(acre-feet per year).....................................................................................................
3-53
Table 3-19: Required Sewer Infrastructure Improvements......................................................
3-55
Table 4-1: Quantified Objectives..................................................................................................
4-19
Table A-1: Housing Units Produced and Needs Met, by Income (2007-2014) .....................
A-2
Figures
Figure 3-1: Housing Sites Inventory.............................................................................................. 3-3
Figure 3-2: General Plan Land Use Diagram................................................................................ 3-5
Figure 3-3: Flooding Potential...................................................................................................... 3-51
iii
I. Introduction
1.1 PURPOSE AND CONTENTS
The Lodi Housing Element is part of the City's General Plan, which is a comprehensive policy
statement regarding the physical, economic, and social development of the city; the
preservation and conservation of natural and human features of the landscape; and the reuse of
land and buildings within the city. Although housing represents a high priority, planning for
housing must be balanced with the community's economic needs and environmental, resource,
and open space protection policies, which are also essential aspects of the City's General Plan.
Whereas general plans often reflect planning periods 15-25 years long, housing elements are
updated every four to eight years, in accordance with state law.
The Housing Element addresses one of the State -mandated General Plan topics and most basic
human needs: shelter. For this reason, the Housing Element represents a critical link between
land use and transportation policies, which define the location, layout, and movement of
people and goods, and environmental/resource policies. For a city to have a strong and
balanced economy, where people live in proximity to where they work, workers must have
places to live within their economic means.
The Housing Element contains three parts following this introduction:
• Chapter 2: Community Profile contains an analysis of population, housing, and
employment characteristics and trends; the needs of special population groups such as
seniors, large families, persons with disabilities and developmental disabilities;
indicators of unmet need, such as overcrowding, overpayment, substandard housing,
and the potential loss of affordable rental housing; and future housing construction
needs. The purpose of the community profile is to characterize existing conditions and
unmet housing needs among Lodi's current residents and to plan for future residents in
the city.
• Chapter 3: Resources and Constraints addresses the opportunities and challenges to
meet the housing needs identified in the community profile. Resources include the
availability of land, adequate sites to meet housing needs, public and private
organizations that provide housing and supportive services, and funding to implement
the City's housing strategy. Constraints include the impacts of government action on
housing availability and affordability, the interaction of market forces, infrastructure,
and environmental conditions. This analysis focuses on the magnitude of potential
constraints and identifies measures to remove them.
• Chapter 4: Housing Strategy identifies goals, policies, programs, and quantified
objectives to meet identified housing needs, reduce constraints on housing availability
and production, and make effective use of available resources. As part of its strategy,
this section defines the responsible agencies, time frames, and the anticipated results of
the programs.
• Appendix A: Accomplishments describes achievements during the previous Housing
Element planning period (2007 to 2014), including housing units constructed or
available for development and implementation of programs and policies. Lessons
learned from these accomplishments have been used to revise policies and programs.
1-1
Lodi Housing Element
1.2 COMMUNITY CONTEXT
This section describes Lodi's community and demographic context in brief; Chapter 2:
Community Profile provides further details.
According to the 2014-2022 Regional Housing Needs Allocation Plan prepared by the San
Joaquin County Council of Governments, Lodi should plan to accommodate 1,931 additional
residential units between 2014 and 2022. Of those residential units, 828, or 43%, should be
affordable to extremely low-, very low-, or low-income households. It should be emphasized
that this is the amount of housing the City should plan for; actual amounts of housing built will
be influenced by broader economic forces, including the recent national and regional economic
downturn. Potential impacts of market factors, as well as City policies and regulations, are
examined in Chapter 3: Resources and Constraints.
Between 2010 and 2015, the city's population increased by 3%. By comparison, Tracy and
Manteca, similarly sized cities, grew 3% and 10%, respectively, while the population of
Stockton grew 5% during this period. From 2000 to 2010, population growth in Lodi was
primarily in the age groups encompassing children (5 to 19 years) and people between the ages
of 45 and 64.
Although historically San Joaquin County has been known for its agriculture and food
processing industries, in 2007 the sectors that accounted for the greatest shares of total
employment were trade, transportation and utilities (17%) and government (14%). Between
1992 and 2007, the following sectors saw the greatest increases in the number of jobs:
construction, professional and business services, education and health services, retail trade, and
transportation/warehousing/utilities. A high percentage of Lodi residents (54%) work outside
the community, reflecting regional employment interdependencies.
Lodi residents earn 91% of the countywide median income, according to the 2008-2012
American Community Survey. The median income for all households in Lodi was $49,034,
compared with $53,895 for San Joaquin County as a whole. According to the 2008-2012 ACS
estimate, Lodi has slightly more homeowners than renters. The monetary resources needed to
own a home are much greater than those needed to rent. The majority of renters earn in the
$25,000 to $85,000 range, and very few earn over $100,000, demonstrating that individuals
with higher incomes are more likely to be able to afford a home.
Lodi's housing stock is composed primarily of single-family homes. The total number of
housing units increased from 23,793 in 2011 to 23,809 in 2014—less than a 1% change. The
majority of new units are single-family detached homes, composing 99% of the new stock
added since 2011. There is an overall lack of construction of townhomes, duplexes, and small -
and medium-sized apartment buildings, which often represent more affordable rental housing.
Of occupied housing units in Lodi, 54% are owned and 46% are rented. The vacancy rate
between 2000 and 2010 increased significantly from 3.2% to 7.1%, according to the California
Department of Finance. A vacancy rate of 5% is considered to be "normal"; a vacancy rate less
than 5% indicates a tight market in which households may not be able to find vacant units that
fit their needs.
1-2
Chapter I: Introduction
Lodi has experienced a growing gap between housing costs and local incomes. In recent years,
there has been a substantial increase in the number of households paying more than 30% of
their incomes for housing. Based on the 2008-2012 ACS five-year estimate, 32% of owner
households overpaid for housing; by comparison, 47% of renter households overpaid.
1.3 STATE REQUIREMENTS
Beginning in 1980 and refined periodically, the California Legislature adopted requirements for
the contents of housing elements (California Government Code Sections 65580 to 65589.5).
The contents of a housing element, as mandated by state law, include:
• An assessment of housing needs that includes an analysis of population and housing
characteristics, employment and population projections, special housing needs,
subsidized rental housing at risk of conversion, future housing construction need
(regional housing allocation), and opportunities for energy conservation;
• An analysis of constraints (governmental and non-governmental) to the maintenance,
improvement, or development of housing for all income levels;
• An inventory of vacant and underutilized sites by zoning category, with an assessment
of the availability of public facilities and services to those sites; and
• A housing strategy containing an evaluation of past program achievements, goals, and
policies, and a schedule of implementing actions with quantified objectives.
Although state law regarding housing elements requires communities to address the needs of
all residents, particular attention in the housing element law is devoted to the needs of
extremely -low-, very low-, and low-income households. Specifically, state law requires housing
elements to:
• Identify adequate sites to facilitate and encourage housing for all income levels;
• Remove governmental constraints to housing production, maintenance, and
improvement;
• Assist in the development of adequate housing for low- and moderate -income
households;
• Conserve and improve the condition of existing affordable housing; and
• Promote housing opportunities for all persons.
1.4 DATA SOURCES AND THEIR USE
A variety of local, regional, state, federal, and private sources of information were used to
prepare the Housing Element. As required by state law (Government Code Section 65584), the
principal source of information used to determine future housing construction need is the San
Joaquin County Regional Housing Needs Allocation for the 2014 to 2022 planning period. The
principal sources of information included the US Census Bureau, American Community
Survey (typically the 2008-2012 five-year estimate), California Department of Finance,
California Employment Development Department, City of Lodi, San Joaquin County,
California Association of Realtors, local nonprofit organizations serving special needs
populations, local housing developers, residents, and local real estate and property
management firms.
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Lodi Housing Element
1.5 PUBLIC PARTICIPATION
The City encouraged participation by all segments of the community in the preparation of the
Housing Element through a combination of a community workshop, general public notices
and direct contacts with organizations serving low-income and special needs groups, and
public hearings.
COMMUNITY WORKSHOP
City staff and the consultant conducted a stakeholders meeting and community workshop on
June 25, 2014, to garner feedback for the Housing Element update. A workshop flyer was
posted on the City's website and notifications were sent to local stakeholders. Twelve
stakeholders attended the meeting to provide input on the development of the Housing
Element. Stakeholders identified a need for more transitional housing and multifamily housing
in Lodi. Participants also identified that developing new housing, including market -rate
housing, is costly to construct even with development fees comparable or lower than
surrounding jurisdictions.
Following the stakeholders meeting, a community workshop was held. The workshop was
attended by approximately 20 community members. Michael Baker International gave a
presentation on the Housing Element update including an overview of Housing Element
components, new legislation, the Regional Housing Needs Allocation (RHNA), the update
process and schedule, and demographic information. Following the presentation, members of
the public were invited to ask questions or provide comments through interactive activities.
Workshop participants felt that there was a need for more affordable and multifamily housing
in the city. Programs and services that were most important to workshop participants included
home maintenance and rehabilitation programs, rental housing assistance and preservation,
and fair housing assistance.
Public Review and Hearings
On TBD, the City announced the availability of the draft Housing Element on the City's
website. Contact information for the Neighborhood Services Manager was provided. Any
substantive comments received were evaluated and incorporated, as appropriate. On TBD, the
Planning Commission held a public hearing on the Housing Element to accept public
comments. Comments included the following:
• TBD [CITY: This section will be completed following the public hearings.]
1.6 GENERAL PLAN CONSISTENCY
To promote a uniform and compatible vision for the development of the community, the
General Plan must be internally consistent in its goals and policies, as required by California
Government Code Section 65300.5. Government Code Section 65583(c) requires that a
housing element describe how consistency has been achieved among the general plan elements.
The most important aspect of consistency among general plan elements is that policies and
implementation measures do not conflict, but support one another, to achieve the overall goals
and vision of a general plan. Policies included in other Lodi General Plan elements that affect
housing are summarized below. The City will review and revise, as necessary, the Housing
Element for consistency when amendments are made to the General Plan.
1-4
Chapter I: Introduction
LAND USE ELEMENT
LU -P3 Do not allow development at less than the minimum density prescribed by
each residential land use category, without rebalancing the overall plan to
comply with the "no net loss provisions of state housing law."
LU -P4 Maintain the highest development intensities downtown, and in mixed-use
corridors and centers, with adequate transition to Low -Density Residential
neighborhoods.
LU -P6 Locate new medium- and high-density development adjacent to parks or
other open space, in order to maximize residents' access to recreational
uses; or adjacent to mixed-use centers or neighborhood commercial
developments, to maximize access to services.
LU -P18 Encourage medium- and high-density residential development in
downtown by permitting residential uses at upper levels; and east and
northwest of downtown, as depicted on the Land Use Diagram, by iden-
tifying vacant and underutilized sites that are appropriate for
redevelopment.
LU -P24 Guide new residential development into compact neighborhoods with a
defined Mixed -Use Center, including public open space, a school or other
community facilities, and neighborhood commercial development.
LU -P26 Require a master or specific plan in areas with a Mixed -Use Center and
adjacent complementary uses, as a condition of subdivision approval. Uses
should include neighborhood commercial, civic and institutional uses,
parks, plazas, and open space—consistent with Land Use Diagram (unless
any of these uses are found infeasible and/or alternative locations are
available to carry out mixed-use policies). Streets should adhere to the
pattern depicted on the Land Use Diagram.
LU -P27 Provide for a full range of housing types within new neighborhoods,
including minimum requirements for small -lot single family homes,
townhouses, duplexes, triplexes, and multi -family housing.
GROWTH MANAGEMENT AND INFRASTRUCTURE ELEMENT
GM -G4 Provide public facilities—including police and fire services, schools, and
libraries—commensurate with the needs of the existing and future
population.
GM -P2 Target new growth into identified areas, extending south, west, and
southeast. Ensure contiguous development by requiring development to
conform to phasing described in Figure 3-1 [of the General Plan]. Enforce
phasing through permitting and infrastructure provision. Development
may not extend to Phase 2 until Phase 1 has reached 75% of development
potential (measured in acres), and development may not extend to Phase 3
until Phase 2 has reached 75% of development potential. In order to
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Lodi Housing Element
respond to market changes in the demand for various land use types,
exemptions may be made to allow for development in future phases before
these thresholds in the previous phase have been reached.
GM -P3 Use the Growth Management Allocation Ordinance as a mechanism to
even out the pace, diversity, and direction of growth. Update the Growth
Management Allocation Ordinance to reflect phasing and desired housing
mix. Because unused allocations carry over, as of 2007, 3,268 additional
permits were available. Therefore, the Growth Management Allocation
Ordinance will not restrict growth, but simply even out any market
extremes.
GM -P4 Update allocation of units by density to ensure that development density
occurs as recommended in Chapter 2: Land Use. For instance, approved
permits should be allocated to provide 45.4% of permits for low density,
27.3% medium density, and 27.3% high density/ mixed use housing during
phase 1. This represents a shift towards slightly more medium and high
density housing in Lodi.
GM -P5 Update impact fee system to balance the need to sufficiently fund needed
facilities and services without penalizing multifamily housing or infill
development.
GM -P6 Annex areas outside the existing sphere of influence to conform with
development needs for Phase 1, Phase 2, and Phase 3. Subsequent phases
shall be annexed as current phases reach development thresholds.
GM -P8 Ensure that public facilities and infrastructure—including water supply,
sewer, and stormwater facilities—are designed to meet projected capacity
requirements to avoid the need for future replacement and upsizing,
pursuant to the General Plan and relevant master planning.
GM -P9 Coordinate extension of sewer service, water service, and stormwater
facilities into new growth areas concurrent with development phasing.
Decline requests for extension of water and sewer lines beyond the city
limit prior to the relevant development phase and approve development
plans and water system extension only when a dependable and adequate
water supply for the development is assured.
GM -P11 Prepare master plan documents as necessary during the planning period to
address the infrastructure needs of existing and projected growth, and to
determine appropriate infrastructure provision for each phase. Existing
master plan documents should be used until new master plans are
developed, and updates should occur as follows:
• A sanitary sewer system master plan should be undertaken soon after
General Plan adoption. In particular, this master plan should address
how to best provide sewer service for the growth on the east side of
the city and for infill development, and to determine if additional
1-6
Chapter I: Introduction
wastewater flows will need to be diverted into the proposed South
Wastewater Trunk Line.
• A citywide stormwater master plan should be prepared soon after
General Plan adoption to confirm or revise existing planning studies.
• A White Slough Water Pollution Control Facility master plan should
be completed during the early stages of Phase 1, most likely in 2013
or 2014.
• A recycled water master plan was prepared in May 2008 and is
current as of 2009. It may be appropriate to update this document
when the next WSWPCF master plan is prepared, in 2013 or 2014, to
evaluate the feasibility of constructing a scalping plant to provide
recycled water for use within the city.
• A potable water supply and distribution master plan is not urgently
needed, as of 2009. Future planning should be completed as
necessary.
• The Urban Water Management Plan should be updated on a five
year basis in compliance with State of California mandated require-
ments. Future plans should be developed in 2010, 2015, 2020, 2025,
and 2030.
COMMUNITY DESIGN AND LIVABILITY ELEMENT
CD -P1 Incentivize infill housing—within the Downtown Mixed Use district and
along mixed use corridors—through the development review, permitting
and fee processes.
CD -P2 Ensure that Zoning and Subdivision ordinances include measures that
guide infill development to be compatible with the scale, character and
identity of adjacent development.
CD -P26 Focus new growth, which is not accommodated through infill development
of existing neighborhoods, in easily -accessible and pedestrian friendly
neighborhoods that include neighborhood -oriented commercial, public
services such as schools and parks, and residential uses.
CD -P38 Promote location and siting of buildings that minimizes energy use by
features such as enhancing use of daylight, minimizing summer solar gain,
and use of ventilating breezes.
CD -P39 Design any City -owned buildings or City -owned buildings that are
proposed for new construction or major renovation to meet the standards
set by LEEDTM or equivalent.
CD -P40 Prepare, or incorporate by reference, and implement green building and
construction guidelines and/or standards, appropriate to the Lodi context,
by 2012. The guidelines and/or standards shall ensure a high level of energy
efficiency and reduction of environmental impacts associated with new
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Lodi Housing Element
construction, major renovation, and operations of buildings. Ensure that
these guidelines/standards:
• Require documentation demonstrating that building designs meet
minimum performance targets, but allow flexibility in the methods
used.
• Exceed California's 2005 Title 24 regulation standards for building
energy efficiency by 15%, with particular emphasis on industrial and
commercial buildings.
• Reduce resource or environmental impacts, using cost-effective and
well -proven design and construction strategies.
• Reduce waste and energy consumption during demolition and
construction.
• Identify street standards, such as street tree requirements,
appropriate landscaping practices, and acceptable materials.
• Incorporate sustainable maintenance standards and procedures.
• Promote incorporation of energy conservation and weatherization
features in existing structures. Develop programs that specifically
target commercial and industrial structures for energy conservation
and weatherization measures in order to reduce annual kWh per job.
These guidelines could be developed directly from the LEED (Leadership in
Energy and Environmental Design) system developed by the U.S. Green
Building Council, the California-based Build It Green GreenPoint rating
system, or an equivalent green building program.
TRANSPORTATION ELEMENT
T -PI Ensure consistency between the timing of new development and the
provision of transportation infrastructure needed to serve that
development. Regularly monitor traffic volumes on city streets and, prior to
issuance of building permits, ensure that there is a funded plan for the
developer to provide all necessary transportation improvements at the
appropriate phase of development so as to minimize transportation
impacts.
T -P2 Review new development proposals for consistency with the
Transportation Element and the Capital Improvements Program. Ensure
that new projects provide needed facilities to serve developments, and
provide all needed facilities and/or contribute a fair share to the City's
transportation impact fee.
T -P21 Work cooperatively with the Lodi Unified School District on a "safe routes
to schools" program that aims to provide a network of safe, convenient, and
comfortable pedestrian routes from residential areas to schools.
Improvements may include expanded sidewalks, shade trees, bus stops, and
connections to the extended street, bike, and transit network.
1-8
Chapter I: Introduction
T -P35 Require community care facilities and senior housing projects with more
than 25 units to provide accessible transportation services for the
convenience of residents.
PARKS, RECREATION, AND OPEN SPACE ELEMENT
P -P2 Provide open space to meet recreation and storm drainage needs, at a ratio
of eight acres of open space per 1,000 new residents. At least five acres must
be constructed for park and recreation uses only. Drainage basins should be
constructed as distinct facilities, as opposed to dual -functioning park and
drainage basin facilities.
P -P3 Pursue the development of park and recreation facilities within a quarter -
mile walking distance of all residences.
P -P5 Update the City's Open Space and Recreation Master Plan, as necessary to:
• Arrange a distribution of open spaces across all neighborhoods in the
city;
• Ensure that parks are visible and accessible from the street, to the
surrounding neighborhood, and citywide users; and
• Provide a variety of open spaces and facilities to serve the needs of
the community, ensuring a balance between indoor and outdoor
organized sports and other recreation needs, including passive and
leisure activities.
P -P7 Work with developers of proposed development projects to provide parks
and trails as well as linkages to existing parks and trails.
P -P 19 Require master planned residential communities to dedicate parkland
consistent with General Plan standards. In -lieu fees will only be acceptable
where an exemption from providing a neighborhood park facility would
not adversely affect local residents because an existing park is nearby.
P -P20 Address park dedication and new development impact fees as part of the
Zoning Ordinance and Subdivision Regulations Update, to ensure
compliance with the General Plan park and open space standard.
CONSERVATION ELEMENT
C -P3 Support the continuation of agricultural uses on lands designated for urban
uses until urban development is imminent.
C -P5 Ensure that urban development does not constrain agricultural practices or
adversely affect the economic viability of adjacent agricultural practices.
Use appropriate buffers consistent with the recommendations of the San
Joaquin County Department of Agriculture (typically no less than 150 feet)
and limit incompatible uses (such as schools and hospitals) near
agriculture.
1-9
Lodi Housing Element
C -P17 For future development projects on previously un -surveyed lands, require a
project applicant to have a qualified archeologist conduct the following
activities: (1) conduct a record search at the Central California Information
Center at the California State University, Stanislaus, and other appropriate
historical repositories, (2) conduct field surveys where appropriate and
required by law, and (3) prepare technical reports, where appropriate,
meeting California Office of Historic Preservation Standards (Archeologi-
cal Resource Management Reports).
C -P37 Promote incorporation of energy conservation and weatherization features
into existing structures. Update the Zoning Ordinance and make local
amendments to the California Building Code, as needed, to allow for the
implementation of green building, green construction, and energy
efficiency measures.
C -P38 Encourage the development of energy efficient buildings and communities.
All new development, including major rehabilitation, renovation, and
redevelopment projects, shall incorporate energy conservation and green
building practices to the maximum extent feasible and as appropriate to the
project proposed. Such practices include, but are not limited to: building
orientation and shading, landscaping, and the use of active and passive
solar heating and water systems. The City may implement this policy by
adopting and enforcing a Green Building Ordinance.
C -P41 Encourage the use of passive and active solar devices such as solar
collectors, solar cells, and solar heating systems into the design of local
buildings. Promote voluntary participation in incentive programs to
increase the use of solar photovoltaic systems in new and existing
residential, commercial, institutional, and public buildings.
C -P42 Continue to offer rebates to residential, commercial, industrial and
municipal customers of Lodi Electric Utility who install photovoltaic (PV)
systems or that participate in the Lodi Energy Efficient Home Improvement
Rebate Program. Ensure that rebate programs are well advertised to the
community and offer rebates that are sufficient to gain community interest
and participation.
C -P43 Work with the California Energy Commission and other public and non-
profit agencies to promote the use of programs that encourage developers
to surpass Title 24 Energy Efficiency standards by utilizing renewable
energy systems and more efficient practices that conserve energy,
including, but not limited to natural gas, hydrogen or electrical vehicles.
Offer incentives such as density bonus, expedited process, fee
reduction/waiver to property owners and developers who exceed California
Title 24 energy efficiency standards.
SAFETY ELEMENT
S -P6 Prohibit new development, except for public uses incidental to open space
development, within Zone A (100 -year flood zone) of the most current
1-10
Chapter I: Introduction
FEMA floodplain map (see Figure 8-1 [in the General Plan] for the most
current map).
S -P10 Require that all fuel and chemical storage tanks are appropriately
constructed; include spill containment areas to prevent seismic damage,
leakage, fire and explosion; and are structurally or spatially separated from
sensitive land uses, such as residential neighborhoods, schools, hospitals
and places of public assembly.
S -P11 Ensure compatibility between hazardous material users and surrounding
land use through the development review process. Separate hazardous
waste facilities from incompatible uses including, but not limited to,
schools, daycares, hospitals, public gathering areas, and high-density
residential housing through development standards and the review process.
S -P22 Require new development to include grading and erosion control plans
prepared by a qualified engineer or land surveyor.
NOISE ELEMENT
N -G2 Protect sensitive uses, including schools, hospitals, and senior care facilities,
from excessive noise.
N -P4 Discourage noise sensitive uses such as residences, hospitals, schools,
libraries, and rest homes from locating in areas with noise levels above
65db. Conversely, do not permit new uses likely to produce high levels of
noise (above 65db) from locating in or adjacent to areas with existing or
planned noise -sensitive uses.
N -P5 Noise sensitive uses, such as residences, hospitals, schools, libraries, and
rest homes, proposed in areas that have noise exposure levels of
"conditionally acceptable" and higher must complete an acoustical study,
prepared by a professional acoustic engineer. This study should specify the
appropriate noise mitigation features to be included in the design and
construction of these uses, to achieve interior noise levels consistent with
Table 9-3 [of the General Plan].
N -P6 Where substantial traffic noise increases (to above 70db) are expected, such
as on Lower Sacramento Road or Harney Lane, as shown on the
accompanying graphic [see General Plan], require a minimum 12 -foot
setback for noise -sensitive land uses, such as residences, hospitals, schools,
libraries, and rest homes.
N -P14 Reduce vibration impacts on noise -sensitive land uses (such as residences,
hospitals, schools, libraries, and rest homes) adjacent to the railroad, SR -99,
expressways, and near noise -generating industrial uses. This may be
achieved through site planning, setbacks, and vibration -reduction
construction methods such as insulation, soundproofing, staggered studs,
double drywall layers, and double walls.
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Lodi Housing Element
1-12
2. Housing Needs Assessment
This assessment aims to evaluate the effectiveness of existing housing policies and programs
and provide a general direction and focus for future housing initiatives.
2.1 POPULATION AND HOUSING CHARACTERISTICS
POPULATION
According to the California Department of Finance (DOF), Lodi's 2015 population is estimated
to be 63,719, as shown in Table 2-1. Lodi has been the slowest growing city in San Joaquin
County in recent years; between 2010 and 2015, the city's population increased by 3%. In
contrast, the comparable -sized cities of Tracy and Manteca grew 3% and 10%, respectively,
during this period.
Table 2-1: Comparison of Population Growth in Selected Areas
Jurisdiction 2010 2015 Numerical Increase Percentage Change
San Joaquin County
685,306
719,511
34,205
5
Lodi
62,134
63,719
1,585
3
Escalon
7,132
7,413
281
4
Lathrop
18,023
20,353
2,330
13
Manteca
67,096
73,787
6,691
10
Ripon
14,297
14,922
625
4
Stockton
291,707
306,999
15,292
5
Tracy
82,922
85,296
2,374
3
Source: US Census, 2010, DOF 2015
As shown in Table 2-2, Lodi's population has grown at an average annual rate of less than 1%
since 2000. While projections from the San Joaquin Council of Governments (SJCOG) indicate
that growth is expected to occur at approximately a 1.5% annual growth rate, the City predicts
a more modest pace at 1% through the next several decades. It should be noted that the City's
residential permit activity from 2010 through 2013 remained at approximately 11 single-family
residences. From January 2014 through April 2015, Lodi's permit activity increased to 38
single-family residences.
2-1
Lodi Housing Element
Table 2-2: Population Growth Trends
Year
Population, Based on 1.5%
Growth Rate
Population, Based on I%
Historic Growth Rate
Actual 2000
—
57,011
2005
—
61,431
2010
—
62,134
20151
63,719
63,719
Projected 2020
68,643
66,969
2025
73,949
70,385
2030
89,664
73,976
2035
85,820
77,749
Source: US Census, 2000, 2010; DOF 2005, 2015, 2020, 2025, 2030, 2035.; City of Lodi, Municipal Services Review Draft
1. Estimate and not actual for 2015.
AGE
Table 2-3 reports a breakdown of the city's population by age cohort in 2000 and 2010,
according to the US Census. Middle-aged adults, ages 25 to 44, represent the greatest
proportion of Lodi's population. A comparison between these years shows the greatest
increases in the number of adults 45 to 64 in age, as well as children 5 to 19 in age. Overall, this
data suggests that Lodi has a fairly balanced population across all the age categories, 31% youth
(0 to 19), 7% young adults (20 to 24), 48% adults (25 to 64), and 13% seniors (65 and up).
Table 2-3: Age Characteristics and Trends
Age
Number
2000'
Percentage
Number
2010
Percentage
0 to 4
4,495
8
4,909
8
5 to 19
11,596
20
14,056
23
20 to 24
5,472
10
4,180
7
25 to 44
16,032
28
15,931
26
45 to 64
11,263
20
14,681
24
65+
8,141
14
8,377
13
Total
56,999
100
62,134
100
Source: US Census, 2000, 2010.
1. Age categories across 2000 and 2010 are not consistent. The 2000 US Census divided age categories into 5 to 17 and 18 to 24,
instead of 5 to 19 and 20 to 24 as in the 2010 US Census.
2-2
Chapter 2: Housing Needs Assessment
2.2 HOUSEHOLD TRENDS
HOUSEHOLD GROWTH
The number of households in Lodi increased at a slower rate than the city's population during
the last two decades. Therefore, the average household size increased over this period. The
California Department of Finance (DOF) reports 22,123 households for 2015 estimates, as
shown in Table 2-4. As shown in Table 2-5, Lodi's household growth is projected to grow at an
annual rate of 0.5% between 2018 and 2025.
Table 2-4: Household Growth Trends
Year Households' Numerical Change Annual % Change
2000 20,695 — —
2010 22,097 1,402 1
2015 22,123 26 0
Source: DOF, E8 2000-2010; DOF E5 2015
I. Households represent the total number of housing units minus vacancies, as determined by the vacancy rate. It excludes group living
quarters as well.
Table 2-5: Household Growth Projections'
Year Households Numerical Change Annual Percentage Change
2008 23,529 — —
2020 25,010 1,402 0.5
2035 27,200 26 0.5
Source: SJCOG 2008
' Table includes data from 2008 to show the base year which all projections used as a base year for calculations.
HOUSEHOLD COMPOSITION AND SIZE
Table 2-6 describes Lodi households, by size and then by tenure. According to the ACS in the
2008-2012 period, the majority of households in Lodi were family households—those with at
least two people who are related to each other by blood or marriage. That is, more owner
households live in households with 2-4 persons than other household sizes, which is the same
for renter households. Householders living alone are nearly the same in number for owners
and renters; however, only 22% of those homeowners live alone whereas 34% of renters live
alone. Thus, living alone occurs at a higher rate for renters. Generally, Lodi has more owners
(58%) than renters (42%).
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Lodi Housing Element
Table 2-6: Household Size by Tenure
2012
Number of Households
Owner Percentage of Total
Renter Percentage of Total
Householder living alone 2,669 47
2,987 53
Households 2-4 persons 7,650 66
3,968 34
Large households 5+ persons 1,517 46
1,629 52
Total Households 11,836 58
8,584 42
Source: ACS Five -Year Estimate, 2008-2012
372
Three-quarters of all households in Lodi are composed of two -member households, as shown
in Table 2-6.. According to the ACS Five -Year Estimate, 2008-2012,
the average number of
persons per household for Lodi is 2.82, which is comparably
lower than the county at an
average of 3.14 persons.
4
2.3 INCOME AND HOUSING COSTS
927
INCOME
Table 2-7 describes income by tenure. According to the ACS 2008-2012 estimate, Lodi has
slightly more owners than renters. The median income for all households in Lodi was $49,034,
compared with $53,895 for San Joaquin County as a whole..Residents who earn $100,000 to
$149,000 and those earning $50,000 to $74,999 make up the two largest owner -occupied
household income groups in Lodi. Only a very small percentage of owner -occupied households
make less than $35,000. The monetary resources needed to own a home are much greater than
those needed to rent, which may account for this discrepancy. The largest renter -occupied
household group falls into the $25,000 to $85,000 range, and very few make over $100,000,
demonstrating that higher -income individuals are more likely to own a home.
Table 2-7: Household Income by Tenure
Household Income
Number of Households
Percentage
Owner -Occupied Households
11,836
100
Less than $5,000
169
1
$5,000 to $9,999
136
1
$10,000 to $14,999
372
3
$15,000 to $19,999
538
5
$20,000 to $24,999
428
4
$25,000 to $34,999
927
8
$35,000 to $49,999
1,513
13
$50,000 to $74,999
2,142
18
$75,000 to $99,999
1,615
14
$100,000 to $149,999
2,339
20
$150,000 or more
1,657
14
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Chapter 2: Housing Needs Assessment
Household Income
Number of Households
Percentage
Renter—Occupied Households
10,058
100
Less than $5,000
415
4
$5,000 to $9,999
356
4
$10,000 to $14,999
969
10
$15,000 to $19,999
999
10
$20,000 to $24,999
865
9
$25,000 to $34,999
1,645
16
$35,000 to $49,999
1,797
18
$50,000 to $74,999
1,608
16
$75,000 to $99,999
785
8
$100,000 to $149,999
475
5
$150,000 or more
144
1
Total Households
21,894
Median Income (All Households)
$49,034
Source: ACS Five -Year Estimate, 2008-2012
HOUSING COSTS
The median price for a home in Lodi
(including single-family and multifamily ownership
homes, new and existing) in 2014 was
$235,000, as shown in Table 2-8.
This represents a
substantial increase of 39% compared with the median sale price from two years previous in
2012. This reflects a significant reversal of trends compared to housing prices in 2008 and 2009,
which fell 31%.
Table 2-8: Median Housing Price
Jurisdiction 2012
2013 2014
Percentage Change
Lodi $169,000
$201,500 $235,000
39
Source: Realtytrack.com 2014, www.dgnews.com 2012 and 2013
As shown in Table 2-9, median contract rents in Lodi have increased over the last decade from
$527 to $834, an average increase of 6% per year from 2000 to 2012. However, because the
rental markets have fluctuated in recent years due to the recession, a comparison to more
recent median contract rents may be useful. To illustrate, from 2000 to 2007, median contract
rents increased an average of 7% per year, whereas from 2009 to 2012, median contract rents
increased an average of less than 1% per year. This shows that most of the first decade grew at a
quicker pace than in recent years.
2-5
Lodi Housing Element
In 2000, Lodi's median rent was higher than the median rent for the county as a whole,
whereas in 2012 the county's median rent climbed higher than Lodi's, a difference of $28. This
suggests that the cost of rental housing in the county increased at a quicker pace and even
exceeded Lodi rental housing costs.
Some of Lodi's increase in median rent over the last decade may be attributed to inflation, but
the demand for rental housing combined with a lack of rental housing construction has also
likely contributed to the rise in rents.
Table 2-9: Median Contract Rents
Jurisdiction 2000 2009 2008-2012 Percentage Change
San Joaquin County $521 $810 $862 66
Lodi $527 $819 $834 58
Source: US Census, 2000, ACS Five -Year Estimate, 2008-2012
Rental Housing Market
Table 2-10 shows the results of a Michael Baker International rental survey of locally available
rental units in the city. The monthly median rent was $1,514 for single-family homes and
$1,201 for units in multifamily structures. Of the rental listings for single-family homes
surveyed, three-bedroom single-family homes and two-bedroom multifamily homes had the
greatest number of listings. There were no listings for multifamily units with four or more
bedrooms, nor were any one -bedroom single-family homes available.
Table 2-10: Rental Prices
Number of Bedrooms
Single -Family
Number of Units
Median Rent Surveyed
Multifamily
Number of Units
Median Rent Surveyed
I bedroom
—
0
$778
3
2 bedrooms
$750
3
$995
12
3 bedrooms
$1,397
8
$1,150
1
4 bedrooms
$2,100
3
—
0
5+ bedrooms
$1,895
1
—
0
Average/Total
$1,514
15
$1,201
16
Source: Michael Baker International rental survey, June 2015
Housing Affordability
Table 2-11 displays the maximum rents and sales prices as of June 2015, which are affordable
to extremely low-, very low-, low-, and moderate -income households. Affordability is based on
the following assumptions: a household spending 30% or less of their total household income
for shelter; the maximum household income levels established by the US Department of
Housing and Urban Development (HUD) and the California Department of Housing and
Community Development (HCD); and maximum affordable sales prices based on 10% down
and a 30 -year fixed-rate mortgage with an interest rate of 5.25%.
2-6
Chapter 2: Housing Needs Assessment
In Table 2-11, the extremely low- and very low-income groups fall below the median rental
costs that were surveyed and shown in Table 2-10. The maximum monthly rent that a four -
person extremely low-income (ELI) household can afford is $710 per month. The median price
for a two-bedroom apartment in the city is $750, which is greater than the affordable rent an
extremely low-income household of any size (one- to four -person households) can afford.
Additionally, very low-income households of one, two, or three persons could not afford a two-
bedroom apartment. Households considered to be low income earn enough to avoid
overpayment of apartment rentals and slightly less than enough to avoid overpayment of a
single-family home rental. Moderate- and above moderate -income households generally earn
enough income to avoid overpayment in both single-family and apartment homes.
Table 2-11: City of Lodi - Affordable Housing Costs
Source: http://www.zillow.com/mortF_age-calculator/house-afbrdability//-June 2015
2-7
Household Size
Income Category
1 -Person
2 -Person
3 -Person
4 -Person
Extremely Low
Annual Income Limit
$13,950
$15,950
$20,090
$28,410
Monthly Income
$1,163
$1,329
$1,674
$2,368
Max. monthly rent
$349
$399
$502
$710
Max. sales price
$53,261
$62,341
$81,164
$118,903
Very Low
Annual Income Limit
$23,250
$26,550
$29,850
$33,150
Monthly Income
$1,938
$2,213
$2,488
$2,763
Max. monthly rent
$581
$664
$746
$829
Max. sales price
$95,494
$110,487
$125,480
$140,474
Low
Annual Income Limit
$37,150
$42,450
$47,750
$53,050
Monthly Income
$3,096
$3,538
$3,979
$4,421
Max. monthly rent
$929
$1,061
$1,194
$1,326
Max. sales price
$158,634
$182,707
$206,780
$230,853
Moderate
Annual Income Limit
$55,700
$63,650
$71,600
$79,550
Monthly Income
$4,642
$5,304
$5,967
$6,629
Max. monthly rent
$1,393
$1,591
$1,790
$1,989
Max. sales price
$242,967
$279,077
$315,187
$351,297
Source: http://www.zillow.com/mortF_age-calculator/house-afbrdability//-June 2015
2-7
Lodi Housing Element
Overpayment
There has been a substantial increase in the number of renter households paying more than
30% of their incomes for housing. Overpayment is defined as housing costs that exceed 30% of
a household's income. Housing costs include payments for the housing unit (rent or mortgage
payment), utilities, property taxes, and homeowner's or renter's insurance.
In 2000, 44% of renter households overpaid for housing; by comparison, 58% of renter
households overpaid in 2005-2007. As shown in Table 2-12, in 2008-2012, 63% of renter
households overpaid for housing.
On the other hand, the number of homeowners overpaying has decreased. In 2000, 24% of
homeowners overpaid for housing costs; that number increased to 38% in 2005-2007 but
declined in 2008-2012 to 34%.
Overpayment is most severe among lower-income households. This is especially true for
renters; 98% of extremely low- and 84% of very low-income households overpay. Owner -
occupied households experience a similar trend, except for moderate -income households: 55%
of moderate -income households overpay for housing compared to 46% and 41% of very low -
and low-income households. This data suggests a need for more affordable housing,
particularly rental housing for lower-income residents
Table 2-12: Households Paying More Than 30% for Housing
Source: ACS Five -Year Estimate, 2008-2012
2-8
Owner -Occupied
Renter -Occupied
Income
Number
Percentage Overpaying by
Number
Percentage Overpaying
Income Category
by Income Category
Extremely Low
857
74
2,440
98
Very Low
550
46
1,788
84
Low
790
41
1,278
57
Moderate
1,059
55
521
37
Above Moderate
756
14
53
4
Percentage Overpaying for All
Percentage Overpaying
Owner -Occupied
for All Renter -Occupied
Total
4,012
34
6,079
63
Source: ACS Five -Year Estimate, 2008-2012
2-8
Chapter 2: Housing Needs Assessment
2.4 HOUSING CHARACTERISTICS
HOUSING UNITS AND VACANCY
Lodi's housing stock comprises primarily single-family homes. Construction of new housing
units, single-family or multifamily, has slowed down significantly in recent years. To illustrate,
the total number of housing units increased from 23,793 in 2011 to just 23,809 in 2014—a less
than I% change. Previously and by comparison, the number of housing units in Lodi increased
by 9% from 2000 to 2008. As shown in Table 2-13, the majority of new units are single-family
detached homes, comprising nine of the ten new homes added since 2011. The one additional
new unit is a mobile home. There has been no increase in the stock of townhomes, duplexes, or
multifamily units, which often represent more affordable rental housing than single-family
homes.
The DOF estimated a combined vacancy rate for rental (8.2%) and ownership units (2.3%) of
7.1% in 2010; this value has increased significantly since 2000, when the overall rate was 3.2%.1
By comparison, recent ACS five-year estimates for 2008-2012 and 2009-2013 reported vacancy
rates of 6.6% and 7.3%, respectively. Vacancy rates less than 5% typically indicate a tight
market in which households may not be able to find vacant units that fit their needs.
Table 2-13: Housing Units, by Type
Source: DOF E-5 2011-2014
TENURE
Of the 21,894 occupied housing units in Lodi, 11,836 units (54%) are owner -occupied and
10,058 (46%) are renter -occupied, as shown in Table 2-14. This is a 1% increase in renter -
occupied and a decrease for owner -occupied; however, this change remains small as the rates
of owner to renter have remained relatively stable since 2000.. Table 2-14 also describes tenure,
by age group. Householders aged 45 to 54 make up the largest group of homeowners, while 35
1 Homeowner and rental vacancy rate definitions are different between Census 2000 and
Census 2010. Census 2010 includes sold- or rented -not occupied as part of the vacant housing
stock, while Census 2000 treated them as occupied. For further information, see 2010 Census
Demographic Profile Summary File Technical Documentation, pp.6-2 and 6-5. For most cases,
the difference will be less than 0.02%.
2-9
Number
2011
Percentage
Number
2014
Percentage
Percentage
Change
(2011-2014)
Single -Family Detached
15,003
63
15,018
63
< I
Single -Family Attached
1,444
6
1,444
6
<1
2 to 4 Units
1,846
8
1,846
8
<1
5 or More Units
5,062
21
5,062
21
<I
Mobile Homes
438
2
439
2
< I
Total
23,793
100
23,809
100
0.3
Source: DOF E-5 2011-2014
TENURE
Of the 21,894 occupied housing units in Lodi, 11,836 units (54%) are owner -occupied and
10,058 (46%) are renter -occupied, as shown in Table 2-14. This is a 1% increase in renter -
occupied and a decrease for owner -occupied; however, this change remains small as the rates
of owner to renter have remained relatively stable since 2000.. Table 2-14 also describes tenure,
by age group. Householders aged 45 to 54 make up the largest group of homeowners, while 35
1 Homeowner and rental vacancy rate definitions are different between Census 2000 and
Census 2010. Census 2010 includes sold- or rented -not occupied as part of the vacant housing
stock, while Census 2000 treated them as occupied. For further information, see 2010 Census
Demographic Profile Summary File Technical Documentation, pp.6-2 and 6-5. For most cases,
the difference will be less than 0.02%.
2-9
Lodi Housing Element
to 44 year olds make up the largest group of renters. The number of renters decline with age.
This may be because older individuals have more income to available to afford
homeownership..
Householder, by Age
Table 2-14: Tenure by Age of Householder
Number
2012
Percentage of Age Group
Owner -occupied housing units
Householder 15 to 24 years
199
2
Householder 25 to 34 years
918
8
Householder 35 to 44 years
1,810
15
Householder 45 to 54 years
2,785
24
Householder 55 to 59 years
1,071
9
Householder 60 to 64 years
1,206
10
Householder 65 to 74 years
2,015
17
Householder 75 years to 84 years
1,225
10
Householder 85 years+
607
5
Total 11,836 100
Renter -occupied housing units
Householder 15 to 24 years
1,088
11
Householder 25 to 34 years
2,081
21
Householder 35 to 44 years
2,347
23
Householder 45 to 54 years
2,077
21
Householder 55 to 59 years
742
7
Householder 60 to 64 years
501
5
Householder 65 to 74 years
424
4
Householder 75 years to 84 years
396
4
Householder 85 years+
402
4
Total 10,058 100
Source: ACS Three -Year Estimate, 2008-2012
HOUSING PROBLEMS
The Comprehensive Housing Affordability Strategy (CHAS) was developed by HUD to assist
jurisdictions in writing their consolidated plans. According to Table 2-15, 10,780 households in
Lodi have one housing problem. Renters (6,430) with a housing problem outnumber owners
with a housing problem (4,350). The first and second most common housing problems are the
same for renters and owners: (1) housing cost burden and (2) severe housing cost burden.
Approximately 300 renters and 40 owners have substandard housing.
2-10
Chapter 2: Housing Needs Assessment
Table 2-15: Total Households with a Housing Problem'
Housing Problem
Substandard Housing — lacks complete kitchen or
plumbing
Overcrowded (1.01-1.5 people per room)
Severely overcrowded (> 1.51 people per room)
Housing cost burdened (housing cost >30% of
income)
Severe housing cost burden (housing costs >50% of
income)
zero/negative income
Total Renters
Total Owners
Total Households
300
40
340
895
315
1,210
390
110
500
2,445
2,440
4,885
2,310 1,400 3,710
90 45 135
All Households with One Housing Problem 6,430 4,350 10,780
Source: 2 00 7-2 011 CHAS
Note: 1. CHAS defines a "housing problem" as a household with only one of the following: lacks complete kitchen or plumbing overcrowded
(1.01-1.5 people per room), severe overcrowding (>1.51 people per room), and cost burdened (housing cost >30% of income), severe cost
burden (housing costs >50% of income), or zero/negative income.
Per the information in Table 2-16, there were 1,380 owner households and 3,80 renter
households with one or more housing problems (which include incomplete kitchen facilities,
incomplete plumbing facilities, more than 1.5 person per room, or a cost burden greater than
50%). Of those, 630 owners and 2,065 renters with one or more housing problems earn less
than 50% of the area median income (AMI).
Table 2-16: Total Households with One or More Severe Housing Problem'
Household Income
Total Renters
Total Owners
Total Households
Household Income :530% AMI with One or More
1,315
250
1,565
Severe Housing Problems
Household Income 30-50% AMI with One or More
I ,290
380
I ,670
Severe Housing Problems
Household Income 50Y,80% AMI with One or More
Severe Housing Problems
920
570
1,490
Household Income 80%-100% AMI with One or More
155
180
335
Severe Housing Problems
All Households With One or More Severe
3,680
1,380
5,060
Housing Problems
Source: 2007-2011 CHAS
Note: 1. CHAS defines "severe housing problem" as one or more of the following: lacks kitchen or complete plumbing, severe overcrowding
(> 1.51 people per room), and severe cost burden (housing costs >50% of income).
2-11
Lodi Housing Element
HOUSING CONDITIONS
Age of Structure
Approximately 60% of Lodi's housing stock was built before 1980, as shown in Table 2-17.
When units are 30 years or older, they typically begin to require some major improvements
and repairs in order to retain their quality, suggesting a large portion of homes may need
substantial upgrades if they have not been maintained over the years.
Table 2-17: Year Structure Built
Year Number Percentage
Built 2010 or later 53 less than I
Built 2000 to 2009
1,905
8
Built 1990 to 1999
2,893
12
Built 1980 to 1989
4,658
20
Built 1970 to 1979
3,895
17
Built 1960 to 1969
3,514
15
Built 1950 to 1959
3,286
14
Built 1940 to 1949
1,419
6
Built 1939 or earlier
1,886
8
Total 23,509 100
Source: ACS Five -Year Estimate, 2008-2012.
Substandard/in Need of Rehabilitation
In 1984, the City prepared a Housing Assistance Plan (HAP) as part of an application for
federal funding. This plan revealed that 1,778 housing units were in substandard condition, of
which 156 needed replacement. The number of substandard housing units in 1984 represented
about 12% of the housing stock and about 70% of the number of housing units over 40 years
old at the time. The HAP used 40 years as a criterion for estimating potential rehabilitation
need.
Over that past 30 years, the number of housing units over 40 years old has increased to
approximately 12,000. This represents about 51% of the city's housing stock, compared to
about 17% in 1984. If the relationship between age and condition in 2015 is the same as in
1984, as much as 70% of the housing over 40 years old may need rehabilitation, or up to 8,400
dwelling units. This number represents half of the city's housing stock.
Construction of new single-family housing units in Lodi has slowed down in the last 30 years,
thus contributing to a high percentage of aged housing units that need rehabilitation. Of
greater concern expressed at the community workshop on June 25, 2015, is the lack of
development of multifamily housing units over the last 30 years; however, this may be due in
part to the abundance of multifamily units built in years prior, especially in the early 1980s.
According to residents, multifamily units in Lodi are aged and in great need of updating and
repair.
2-12
Chapter 2: Housing Needs Assessment
The City's Community Improvement Unit within the Lodi Police Department administers the
code enforcement program that works to bring substandard homes into compliance with all
applicable building and health and safety codes. Over the past 10 years, the Code Enforcement
Unit has completed activities that have resulted in improvements to approximately 1,800
housing units, mostly rental units. Using this rate of improvements as an average, the Code
Enforcement Unit will be able to rehabilitate approximately 1,440 housing units during the
eight-year planning period, which represents 17% of the units needing repair. City resources
are limited; however, another obstacle faces residents. At the community workshop, it was
stated that residents lack information about code enforcement assistance. Residents also they
fear retaliation by their landlords, which prevents them from requesting assistance regarding
substandard conditions. Housing improvements have also been driven by the Lodi
Improvement Committee (formerly the Eastside Improvement Committee), which assists and
advises on property maintenance, neighborhood improvement, and historical preservation
issues; designs and implements programs to reduce blight and foster community pride; and
works to reduce crime, drugs, and blight in coordinating civil actions against nuisance property
owners.
OVERCROWDING
Overcrowding (defined as more than one occupant per room) rates are generally low in Lodi,
suggesting that most households are able to find housing to accommodate their household size.
However, in 2012 there were 2,477 households that are overcrowded, requiring large housing
units with more rooms. As show in Table 2-18, 8% all housing units (owned or rented) were
overcrowded and 3% of housing units were severely overcrowded in 2008-2012. Renter -
occupied units had a higher rate of overcrowding (14%) and severe overcrowding (5%) than
owner -occupied units.
Table 2-18: Overcrowding (Occupants per Room)
Source: ACS Five -Year Estimate, 2008-2012
2-13
2008-2012
Housing Units, by Tenure
Number
Percentage of Total Owner -
Occupied/Renter-Occupied
Owner -Occupied Total
11,836
100
Overcrowded (more than one occupant per room
461
4
Severely overcrowded (1.5 or more occupants per room)
120
1
Renter -Occupied Total
10,058
100
One or fewer occupants per room
1,381
14
More than one occupant per room
515
5
Total Overcrowded Housing Units
2,477
11
Total Housing Units
21,894
100
Source: ACS Five -Year Estimate, 2008-2012
2-13
Lodi Housing Element
2.5 EMPLOYMENT
As shown in Table 2-19, the three largest employment sectors in 2012 in San Joaquin County
are (1) educational services, health care, and social assistance at 21%, (2) retail at 12%, and
(3) manufacturing at 10%.
Table 2-19: Employment in San Joaquin County
Employment, by Industry 2012 Percentage of Total
Agriculture, forestry, fishing and hunting, and mining
13,365
5
Construction
19,049
7
Manufacturing
27,471
10
Wholesale trade
11,379
4
Retail trade
32,385
12
Transportation and warehousing, and utilities
16,861
6
Information
5,072
2
Finance and insurance, and real estate and rental and leasing
142,277
5
Professional, scientific, and management, and administrative and
24,841
9
waste management services
Educational services, and health care and social assistance
56,982
21
Arts, entertainment, and recreation, and accommodation and food
20,892
8
services
Other services, except public administration
12,739
5
Public administration
14,623
5
Total 269,936 100
Based on the Employment Development Department's labor market information, the county's
largest employers in the healthcare industry include Dameron Hospital Association, Lodi
Memorial Hospital, and San Joaquin General Hospital. The county's largest manufacturers are
Pacific Coast Producers (canning) and Leprino Foods Company (cheese processors). The
county's largest single retail employer is the Walmart Supercenter. Retail is the second largest
industry and is made up of mostly smaller businesses rather than a few large employers. Some
of the county's other largest employers include fruit/vegetable growers and shippers called
Morada Produce Company and O -G Packing and Cold Storage. Educational employers include
the University of the Pacific. Three large social service providers include two correctional
facilities and Stockton's foster care services. Lodi has four of the top 25 employers in the
county: Blue Shield of California, Lodi Memorial Hospitals, Pacific Coast Producers, and
Waste Management.
EMPLOYMENT TRENDS
SJCOG projects a modest increase in jobs from 2008 to 2035 in Lodi (0.8% annually) , as shown
in Table 2-20. This is lower than the county rate of 1%. Cities in the county are projected to
add jobs at a rate between 0.6% and 1.1% each year. The highest percentage of job growth is
projected in the unincorporated areas of the county (1.1% per year of growth). Because
2-14
Chapter 2: Housing Needs Assessment
substantial agricultural activity occurs in unincorporated areas of the county, this may be
attributable to increased jobs in the agricultural industry.
Table 2-20: Employment Projections in Selected Areas
Jurisdiction 2008 2020 2035 Average Annual Growth Rate
San Joaquin County'
220,668
234,236
282,608
1%
Lodi
23,693
24,101
29,094
>1%
Manteca
15,846
16,371
20,220
1%
Lathrop
5,535
5,909
7,090
1%
Ripon
3,845
3,937
4,615
>1%
Escalon
1,858
1,844
2,180
>1%
Stockton
122,198
131,309
157,823
1%
Tracy
22,058
23,528
28,299
1%
Remainder of County
25,636
27,237
33,288
1%
I. Totals may be one or two digits off due to rounding errors in the data.
Source: SJCOG 2008.. Lodi's estimate includes the community of Woodbridge
JOBS/HOUSING RATIO
Commute distance is an important factor in housing availability and affordability and is also an
indicator of jobs/housing balance. Communities with extended commute distances generally
have a poor jobs/housing balance, while those with short average commutes tend to have a
strong jobs/housing balance. The burden of the additional costs associated with extended
commuting disproportionately affects lower-income households who must spend a larger
portion of their overall income on fuel. This in turn affects a household's ability to occupy
decent housing without being overburdened by cost. As shown in Table 2-21, 43% of Lodi
residents commute less than 15 minutes to work each way, indicating that almost half of the
city's residents depend on employment opportunities within Lodi or nearby rural areas.
Approximately 50% depend heavily on the surrounding jurisdictions in San Joaquin County
for employment opportunities. The remaining 7 percent likely travel outside the county.
Jobs and housing are considered to be balanced when there are an equal number of employed
residents and jobs in a given area, with a ratio of approximately 1.0. Table 2-22 shows the
jobs/housing ratio in Lodi for 2015, which is 1.1. This means that for every ten jobs, there are
nine housing units.
2-15
Lodi Housing Element
Table 2-21: Travel Time to Work
Travel Time to Work Percentage
14 minutes or less 43
15 to 19 minutes 11
20 to 29 minutes 18
30 to 59 minutes 21
60 or more minutes 7
Total 100
Table 2-22: Lodi jobs and Housing Projections
Jobs/Housing 2015
Jobs 26,400
Total Housing Units 1 23,830
Jobs/Households Ratio 1.1
Source: DOF 3-5 2015.
1. Total Housing Units represents the total number of housing units without accounting for vacancy rates, and excludes group quarters.
2.6 SPECIAL NEEDS POPULATIONS
Certain groups in the Lodi encounter greater difficulty finding decent, affordable housing due
to their special needs or circumstances. Special circumstances may be related to a household's
employment and income, family characteristics, medical condition or disability, and/or
household characteristics. A focus of the Housing Element is to ensure that persons from all
walks of life have the opportunity to find suitable housing in Lodi.
State Housing Element law identifies the following special needs groups: senior households,
persons with disabilities, persons with developmental disabilities, single -parent (particularly
female -headed) households, large households, farmworkers, extremely- and very low-income
persons, and families in need of emergency shelter. This section provides a discussion of
housing needs for each particular group and identifies the programs and services available to
address their housing and supportive services needs.
SENIORS
The housing needs of seniors may be more problematic to meet than the needs of other
residents since seniors are often living on a fixed income and many have special housing and
care needs. According to the ACS for the 2008-2012 period, approximately 23% of households
in Lodi were headed by persons age 65 years and older. This is a 2% increase in the number of
senior households since 2007. Of these elderly households, 3,847 were homeowners and 1,225
were renters.
2-16
Chapter 2: Housing Needs Assessment
According to the California Department of Social Services, there are currently 11 licensed care
facilities for seniors located in Lodi. The facilities provide 500 beds for persons age 60 and
above. There are also eight adult residential facilities with a capacity of 131 persons that may be
available for seniors. The City itself also administers various day programs designed for its
senior residents. In a public-private partnership, the City maintains and operates Hutchins
Street Square, a multipurpose community center located in an old high school. Hutchins Street
Square is home to a senior center that provides classes, programs, and services for the elderly.
The Lodi Senior Citizens Commission, an active community organization, identifies the needs
of seniors and initiates action to address those needs. The LOEL Senior Center (LOEL) is a
private senior community center, which includes 14 units restricted to low-income senior
households. LOEL provides daily hot meals, health services and education, and social activities.
LOEL delivers meals to seniors who are not able to make it to the center.
Table 2-23: Senior Householders by Tenure and Age
Jurisdiction
Owner -Occupied
Household
Renter -Occupied
Households
Total
Householder 65 to 74 years
2,015
424
2,439
Householder 75 to 84 years
1,225
396
1,621
Householder 85 years and over
607
402
1,009
Total
3,847
1,222
5,069
Source: ACS Five -Year Estimate 2008-2012
PERSONS WITH DISABILITIES
Persons with disabilities may have special housing needs because of health costs, fixed or
limited incomes, and/or a lack of accessible and affordable housing. A disability is defined
broadly by state and federal agencies as any physical, mental, or emotional condition that lasts
over a long period of time, makes it difficult to live independently, and affects one or more
major life activities.
Approximately 32% of Lodi's population has some type of disability. Of those disabled in the
community, 33% are seniors above the age of 65. According to the 2000 US Census, 16% (733
persons) of Lodi's disabled population (ages 5-64) are employed. The remaining are either
unemployed (30%) or above the age of 65 (52%).
Individuals with disabilities do not necessarily require special housing features or supportive
services. However, to maintain independent living, persons with disabilities may need special
housing design features, income support, and/or in-home supportive services. More severely
disabled individuals may require a group living environment supported by trained personnel.
According to the California Department of Social Services, Lodi is home to eight licensed adult
day care facilities with a capacity to serve 131 clients. Lodi also has 11 licensed elderly care
facilities with a capacity to serve 500 clients. Lodi enforces state building code standards and
model code requirements for accessibility in residential construction (Title 24 of the California
Administrative Code).
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Lodi Housing Element
Table 2-24: Disability Type by Age, 2000
Total Disability Number Percentage
Total Disabilities for Ages 5-64
13,589
67%
Sensory Disability
983
5%
Physical Disability
2,254
11%
Mental Disability
1,722
8%
Self -Care Disability
672
3%
Go -Outside -Home Disability
2,567
13%
Employment Disability
5,391
26%
Source: US Census 2000
6,803
33%
Total Disabilities for Ages 65+
Sensory Disability
1,103
5%
Physical Disability
2,413
12%
Mental Disability
879
4%
Self -Care Disability
743
4%
Go -Outside -Home Disability
1,665
8%
Total
20,392
100%
Source: US Census 2000
Table 2-25: Persons with Disability
by Employment Status
Number
Percentage
Age 5-64, Employed Persons with a Disability
733
16
Age 5-64, Not Employed Persons with a Disability
1,392
30
Persons Age 65+ with a Disability
2,413
52
Age 5-64, Total Persons with a Disability
4,667
100
Age 5-64, Total Population (Civilian Non -Institutional)
—
9
Source: US Census 2000
PERSONS WITH DEVELOPMENTAL DISABILITIES
Senate Bill (SB) 812 requires the City to include the needs of individuals with a developmental
disability within the community in the special housing needs analysis. According to Section
4512 of the Welfare and Institutions Code, a "developmental disability" means a disability that
originates before an individual attains age 18 years, continues, or can be expected to continue,
indefinitely, and constitutes a substantial disability for that individual which includes mental
retardation, cerebral palsy, epilepsy, and autism.
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Chapter 2: Housing Needs Assessment
Many developmentally disabled persons can live and work independently in a conventional
housing environment. More severely disabled individuals require a group living environment
where supervision is provided. The most severely affected individuals may require an
institutional environment where medical attention and physical therapy are provided. Because
developmental disabilities exist before adulthood, the first issue in supportive housing for the
developmentally disabled is the transition from the person's living situation as a child to an
appropriate level of independence as an adult.
The California Department of Developmental Services currently provides community-based
services to approximately 243,000 persons with developmental disabilities and their families
through a statewide system of 21 regional centers, four developmental centers, and two
community-based points of entry to services for people with developmental disabilities. The
center is a private, nonprofit community agency that contracts with local businesses to offer a
wide range of services to individuals with developmental disabilities and their families. Table
2-26 provides information about Lodi's population of developmentally disabled persons by age
and zip code. It should be noted that the zip code is inclusive of areas outside of the city
boundaries.
Table 2-26: Persons with Developmental Disabilities by Age and Zip Code
Zip Code 17 Years or Younger 18+ Years Total
95240 223 227 450
95241 <10 0 >0
95242 92 88 180
Source: California Department of Developmental Services 2014
A number of housing types are appropriate for people living with a development disability:
rent -subsidized homes, licensed and unlicensed single-family homes, inclusionary housing,
Section 8 housing, special programs for home purchase, HUD housing, and SB 962 homes. The
design of housing -accessibility modifications, the proximity to services and transit, and the
availability of group living opportunities represent some of the types of considerations that are
important in serving this special needs group. Incorporating "barrier -free" design in all new
multi -family housing (as required by California and federal fair housing laws) is especially
important to provide the widest range of choices for disabled residents. Special consideration
should also be given to the affordability of housing, as people with disabilities may be living on
a fixed income. The approved Eden Housing development project is an 80 -unit affordable
senior development which will include 8 units for persons with developmental disabilities.
Construction is expected to begin prior to May 2016. Program 1.5 is proposed to specifically
address the needs of persons with developmental disabilities.
FEMALE -HEADED HOUSEHOLDER
Single -parent households may have special housing needs due to limited income and child day
care requirements. These special needs particularly affect female householders with children
because their incomes tend to be lower than male householders. Women with children make
up 14% (3,047 households) of the total number of households in Lodi. According to the ACS
for the 2008-2012 period, 9% of the city's population lives in poverty, and almost half of those
are female -headed households. Of female -headed households, 24% live in poverty. Compared
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Lodi Housing Element
to the city's overall rate of poverty at 9% for the entire population, this is a significantly higher
rate. Battered women with children comprise a subgroup of female -headed households that are
especially in need. In the Lodi area, several social service providers and emergency housing
facilities serve women in need, including the Women's Center of San Joaquin County, Evangel
Home, and the Lodi House.
Table 2-27: Female -Headed Households
Household Type
Number
Percentage of Total Households in Lod
Total Households
21,894
100
Female Heads with Own Children
3.047
14
Female Heads without Children
1,046
5
Total Female -Headed Households
4,093
19
Female Headed Households Living Under Poverty Level,
995
24
Out of Total Female -Headed Households
Source: ACS Five -Year Estimate 2008-2012
Table 2-28: Female -Headed
Households in Poverty
Household Type
Number
Percentage of Total Households in Lodi
Total Households
21,894
100
Total Families under Poverty Level
2,046
9
Female -Headed Households under Poverty Level
995
5
Source: ACS Five -Year Estimate 2008-2012
LARGE HOUSEHOLDS
Large households, defined as having five or more members, often require special housing needs
due to a limited supply of adequately sized, affordable housing units
The ACS reported 3,146 large households in Lodi, of which more than half were renter
households. Large households represent 32% of the city's total households. Although rates of
overcrowding have declined in recent years, there are still over 2,400 overcrowded households.
Although these numbers do not necessarily represent the same set of households, they do
indicate there is currently an unmet need for affordable housing with more bedrooms in Lodi
Table 2-29: Large Households
2008-2012
Percentage of Total Percentage of
Owner Number of 5+ Renter Total Number of
Households 5+ Households
Large Households with 5+ Persons 1,517 48 1,629 52
Total Households 11,836 13 8,584 195
Source: ACS Five -Year Estimate, 2008-2012
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Chapter 2: Housing Needs Assessment
FARMWORKERS
Farmworkers traditionally are defined as persons whose primary incomes are earned through
permanent or seasonal agricultural labor. Permanent farmworkers work in the fields,
processing plants, or support activities on a year-round basis. When workloads increase during
harvest periods, the labor force is supplemented by seasonal or migrant labor. Farmworkers'
special housing needs typically arise from their limited income and the unstable, seasonal
nature of their employment, according to the California Institute for Rural Studies. Because of
these factors, farmworker households have limited housing choices and are often forced to
double up to afford rents.
According to the 2010-2012 ACS three-year estimates, 1,254 Lodi residents (representing 5%
of the workforce) were employed in farming, forestry, fishing, and mining occupations. This
percentage is unchanged from previous measurements in 2007. Although there does not
appear to be a large resident farmworker population, Lodi is located within the larger
agricultural region of San Joaquin County that employs 13,365 workers and farmworkers may
live near Lodi or use services in the city. The Migrant Health Program of the US Department of
Health and Human Services released a study in 2000 estimating the number of migrant and
seasonal farmworkers and their non-farmworker household members in California: the
Migrant and Seasonal Farmworker Enumeration Profiles Study. The study was based on
secondary source material, including existing database information and interviews with
knowledgeable individuals. The study indicated that San Joaquin County has an estimated
46,913 farmworkers, including 21,721 migrant and 25,192 seasonal farmworkers—much
higher numbers than the ACS reports, likely because of the different methodology used. A
recent US Department of Agriculture 2012 report stated that San Joaquin County has 24,872
hired farm laborers.
Some of the migrant farmers who formerly moved from state to state or from other countries
to California to pursue agricultural employment may have now become permanent residents of
Lodi. As such, the housing needs of farmworkers are primarily addressed through the
provision of permanent housing, rather than migrant farm labor camps. Their housing need
may be the same as other households and large families who are in need of affordable housing
with three or more bedrooms.
Table 2-30: Farmworkers - San Joaquin County
Income Category Number
Farms 1,748
Hired Farm Labor 24,872
Source: US Department of Agriculture 2012 Ag Census of Farmworkers by County
EXTREMELY- AND VERY LOW-INCOME HOUSEHOLDS
Lodi must provide an estimate of the projected extremely low-income housing needs. The
SJCOG 2014-2023 Regional Housing Needs Plan projected that 244 extremely low-income
households will be in need of housing. Most, if not all, extremely low-income households will
require rental housing. The estimated yearly income is less than $16,129. The extremely low-
income households will likely face housing problems such as overpaying, overcrowding, and/or
accessibility issues as a result of their limited incomes. Also, many of the extremely low-income
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Lodi Housing Element
households will fall within a special needs category (disabled, seniors, large families, or female -
headed households) and require supportive housing services.
Housing Provided for Very Low- and Extremely Low -Income Households
Public and Assisted Housing
The City does not own or operate any public or assisted housing. The Housing Authority of the
County of San Joaquin has four public housing sites, none of which are in Lodi. There are
currently five assisted projects in Lodi. (See Section 2.7: Analysis of Assisted Housing Projects
At Risk for a discussion of at -risk status.)
Tenant -Based Housing Assistance
The Housing Choice Voucher Program (formerly known as Section 8) provides vouchers that
assist low-income households with housing costs. The program is administered countywide by
the Housing Authority of the County of San Joaquin. Housing Choice Vouchers provide a
monthly subsidy paid to the owner/landlord on behalf of low- to moderate -income families
renting market -rate units.
The Housing Authority administers 4,469 vouchers throughout the county as of July 2015. Of
those vouchers, 200 families utilize their vouchers in Lodi. As of July 2015, the Housing Choice
Voucher Program had 14,034 families on the waiting list. Of these families, 78% are extremely
low-income families.
HOMELESS
Individuals or families that are homeless have a variety of special needs, including emergency
shelter, counseling, job training, transitional housing, and permanent supportive housing,
among others. Lodi has approximately 215 sheltered and unsheltered homeless persons in
2015. Of these homeless, 125 were sheltered in an emergency or transitional facility and 90
were unsheltered (those living on the streets, in a car, tent, or other outside location).
Two facilities in Lodi provide shelter to the homeless. The Salvation Army's Hope Harbor has
56 shelter beds for men and 28 beds for women and children. It has an additional three small
units with 3 beds per unit for women or men with children over the age of 10. Most evenings,
the Salvation Army's shelter is able to accommodate all homeless that come to its doors and
they keep no waitlist. If needed, they can expand into an additional room to accommodate
more guests. Lodi House has 26 beds for women and children. In total, these facilities
accommodate about half of the homeless in Lodi (55%).
Additionally, a total of approximately 50 transitional housing beds are provided by the
Salvation Army (16 persons), Lodi House (three units at approximately 4 persons each), and
Central Valley Low -Income Housing Corporation (21 persons). At the community
stakeholders meeting on June 25, business and community leaders voiced that transitional
housing is essential to addressing homelessness in the city. When such a key element is missing
from services, homelessness tends to continue and grow. Some stakeholders said providing
more transitional housing opportunities to homeless individuals in Lodi would be beneficial to
addressing homelessness.
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Chapter 2: Housing Needs Assessment
The Salvation Army, Lodi House, and other service organizations provide the following
services to homeless individuals and families:
• REACH utility assistance
• Care utility assistance
• Rental assistance
• Emergency food pantry
• Transportation assistance
• Lodi Memorial Medical Clinic
• Clothing assistance
• Community dining hall
• Drug and alcohol rehabilitation program placement
• Mental health support group
• Leadership training
• Culinary arts training
Chronically Homeless
A Homeless Coalition has developed a draft for the Ten -Year Plan to End Homelessness for
San Joaquin County and is continuing to define the scope of the issues to be addressed during
2014-15 and beyond.
The County has identified chronic homelessness as a priority issue. The long-term strategy is to
develop and implement a 10 -year plan to end homelessness; continue to seek Shelter Plus Care
and Supportive Housing Program (SHP) for Permanent Housing for Persons with Disabilities
funds available under the Continuum of Care (CoQ strategy without negatively affecting the
ability to renew existing programs; and modify existing permanent supportive housing
programs within the CoC that do not target the chronically homeless to provide chronically
homeless persons with a priority in filling vacancies.
The short-term strategy identified in the County's Continuum of Care Application is to create
new permanent housing beds for chronically homeless throughout the county.
Families with Children
During the 2015 point -in -time count, approximately two unsheltered homeless households
with children were counted (no data is available as to whether those were two-parent or single -
parent households). While there is no count available on the number of sheltered homeless
households with children on a given night, Lodi House and Hope Harbor combined offer
approximately 74 beds for homeless women and children. It is common for these facilities to
have a waitlists. Unfortunately, single fathers with children have limited opportunities for
shelter, as only the Salvation Army's emergency shelter has three small apartments available.
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Lodi Housing Element
There is a need for transitional housing for homeless families with children in Lodi. Women
leaving abusive situations need resources for rental deposits, utilities deposits, and the like.
Families leaving shelters have this same need; it is one of the most significant problems with
which case managers deal.
Veterans
During the 2015 point -in -time count, approximately 10 unsheltered and 10 sheltered homeless
identified as veterans. This is 10% of the homeless. Lodi and San Joaquin County as a whole do
not appear to have a very large number of homeless veterans, which is generally the case in
larger metropolitan areas.
Unaccompanied Youth
During the 2015 point -in -time count, four unsheltered unaccompanied youth were counted in
Lodi. Many youth run away, and in turn become homeless, due to problems in the home,
including physical and sexual abuse, mental health disorders of a family member, substance
abuse and addiction of a family member, and parental neglect. In some cases, youth are asked
to leave the home because the family is unable to provide for their specific mental health or
disability needs. Others are pushed out of their homes because their parents cannot afford to
care for them.
Youth who have been involved in the foster care system are more likely to become homeless at
an earlier age and remain homeless for a longer period of time. Youth aging out of the foster
care system often have little or no income support and limited housing options and are at
higher risk of ending up on the streets. Youth who live in residential or institutional facilities
often become homeless upon discharge. In addition, very few homeless youth are able to seek
housing in emergency shelters due to the lack of shelter beds for young people and because of
shelter admission policies.
Some youth become homeless when their families fall into difficult financial situations
resulting from lack of affordable housing, difficulty obtaining or maintaining a job, or lack of
medical insurance or other benefits. These youth become homeless with their families, but later
can find themselves separated from them and/or living on the streets alone, often due to shelter
or child welfare policies.
Youth transitioning from expiring foster care and other programs need help learning
independent living skills such as how to live on their own within a budget and training for jobs
and in life skills, as well as affordable housing with supportive services.
2.7 ANALYSIS OF ASSISTED HOUSING PROJECTS AT RISK
ASSISTED RENTAL HOUSING PROJECTS AT RISK OF CONVERSION
Existing rental housing that receives governmental assistance is a key source of affordable
housing in Lodi that should be preserved. The loss of such rental units reduces the availability
of housing affordable to extremely low-, very low-, and low-income households. It is far more
cost-effective to preserve existing affordable housing than to replace it with newly constructed
units, unless housing has reached a substantial level of deterioration.
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Chapter 2: Housing Needs Assessment
This section identifies publicly assisted rental housing in Lodi, evaluates the potential of such
housing to convert to market -rate units during a ten-year period (January 2015 to July 2025),
and analyzes the cost to preserve or replace at -risk units. Resources for
preservation/replacement of units and housing programs to address their preservation are
described in Chapter 3: Resources and Constraints.
Table 2-31 lists the publicly assisted multifamily rental housing projects in Lodi.
Table 2-31: Inventory of Publicly Assisted Rental Housing
Project Name/Address
Total
Affordable
Type
Funding Source
Earliest
Units
Units
Expiration
Creekside South Apartments
February 2017
601 Wimbledon Drive
40
39
Family
Section 8
(Section 8)
CDBG/ HOME,
Lodi Hotel
75
74
Senior
Tax Credits
2026
7 South School Street
Bethel Gardens
24
Senior
HUD 236
December 2011
701 S. Ham Lane
LOEL Gardens
Senior
CDBG/ HOME
March 2021
104 South Washington Street
5
301 East Oak Street
5
303 East Oak Street
4
Harney Lane Migrant Center
Migrant
HCD — Office
Funding
14320 East Harney Lane
94
94
Farmworkers
of Migrant
renewed
Services (OMS)
Annually in July
Total
154
Source: California Housing Partnership Corporation 2015; HCD-OMS 2015; City of Lodi 2015
The Bethel Gardens Senior Apartments is a nonprofit- and church -owned property that has a
subsidized mortgage that has kept the units affordable. The property was constructed in 1971
and is currently in good condition. The mortgage matured in December 2011, but the property
owner has indicated that they intend to continue to maintain the affordability for the next 10
years and it is not the mission of the church to operate a for-profit business. The property is
not considered at risk, but the City will continue to encourage the owner to maintain
affordability and prepay the HUD 236 mortgage (if feasible) to ensure that tenants are able to
receive enhanced vouchers.
The LOEL Gardens Senior Center, in addition to providing supportive services and activities to
seniors at the facility at 105 S. Washington, provides affordable housing to seniors. With
funding provided through the City's CDBG and HOME programs, LOEL has acquired several
residential properties around their Senior Center and has a total of 14 units designated for very
low- and low-income seniors. According to Tracy Williams, LOEL Executive Director, the
center plans on continuing to offer affordable housing to seniors for the next 10 years and
beyond.
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Lodi Housing Element
The Creekside South Apartments is a Section 8 Preservation Project with a Section 8 contract
that expires in February 2017. This suggests that the property is at risk of conversion to
market -rate housing within the next 10 years. As of July 2015, the property owner is still
operating the project under the Section 8 Program contract restrictions, but could opt to
convert the project to market -rate housing during the period covered by this Housing Element
(2015 to 2023). However, according to the owner's representative at Eugene Burger
Management Corporation, the ownership does not intend on converting the project to market
rate in the next 10 years.
The Harney Lane Migrant Center houses migrant (seasonal) workers across various industries
(winery, cannery, trucks, etc.) from May to October, or longer if needed. According to a phone
conversation with the center, the state's Office of Migrant Services (OMS) owns the property
and hires a property management company. Recently, OMS hired Roberts Family
Development Center, a nonprofit, to manage the property. The Housing Authority of San
Joaquin previously managed the property for approximately 30 years. The State allocates new
funds each year in July for the following year. In addition, the Eden Housing senior housing
project, which will include 80 affordable senior units will be starting construction by May 2016.
PRESERVATION AND REPLACEMENT OPTIONS
To maintain the existing affordable housing stock, the City can either preserve the existing
assisted units or facilitate the development of new units. Depending on the circumstances of at -
risk projects, different options may be used to preserve or replace the units. Preservation
options typically include (1) transfer of project to nonprofit ownership; (2) provision of rental
assistance to tenants using non-federal funding sources; and (3) purchase of affordability
covenants. In terms of replacement, the most direct option is the development of new assisted
multifamily housing units. These options are described below.
Transfer of Ownership
Transferring ownership of an at -risk project to a nonprofit housing provider is generally one of
the least costly ways to ensure that at -risk units remain affordable for the long term. By
transferring property ownership to a nonprofit organization, low-income restrictions can be
secured indefinitely and the project would become potentially eligible for a greater range of
governmental assistance. This preservation option is a possibility for the Creekside South
Apartments and would be based on the estimated market value of the units.
Rental Assistance
Project -based Section 8 rent subsidies can be used in combination with Low -Income Housing
Tax Credits (LIHTC) to leverage private capital in areas where the market rent exceeds the
maximum rents under the LIHTC program. Under Section 8, the US Department of Housing
and Urban Development (HUD) pays the difference between what tenants can pay (defined as
30% of household income) and what HUD estimates as the fair market rent on the unit. This
difference between the market rent paid by the Section 8 program and the underlying rent used
by the affordable housing industry to estimate the capacity of property to pay debt service is
called the Section 8 increment. This additional debt may be used for renovation of existing
affordable housing and production of new rental housing affordable to very low-income
households.
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Chapter 2: Housing Needs Assessment
Purchase of Affordability Covenants
Another option to preserve the affordability of an at -risk project is to provide an incentive
package to the owner to maintain the project as affordable housing. Incentives could include
writing down the interest rate on the remaining loan balance and/or supplementing the Section
8 subsidy received to market levels. The feasibility of this option depends on whether the
complex is too highly leveraged. By providing lump sum financial incentives or ongoing
subsidies in rents or reduced mortgage interest rates to the owner, the City can ensure that
some or all of the units remain affordable.
Construction and Conversion of Replacement Units
The construction of new affordable housing units is another means of replacing the at -risk
units should they be converted to market -rate units. The cost of developing housing depends
on a variety of factors, including density, size of the units (i.e., square footage and number of
bedrooms), location, land costs, and type of construction. Assuming an average development
cost per housing unit of $125,000, it would cost approximately $5 million to construct 40 new
assisted units.2
With the high cost of new construction, the City is working with sweat -equity affordable
housing developers. Under this model, homeowners and neighbors help build the housing,
along with volunteers, to help reduce the cost of construction.
As an Entitlement Community, Lodi now will look to HCD for HOME Program funds.
Through the Neighborhood Services Division of the City's Community Development
Department, which administers the Community Development Block Grant (CDBG) Program,
the City of Lodi intends to pursue funding opportunities for new rental construction projects
and rental rehabilitation projects with both nonprofit and for-profit developers.
These activities will provide the opportunity to put restrictions in place to ensure long-term
affordability. (See Section 3.2: Administrative and Financial Resources for a detailed
description of funding resources.)
ORGANIZATIONS INTERESTED IN PRESERVING ASSISTED RENTAL
HOUSING
The preservation of affordable rental housing at risk of conversion to market -rate housing can
be assisted by nonprofit organizations with the capacity and interest to acquire, manage, and
permanently preserve such housing. The California Department of Housing and Community
Development maintains a list of interested nonprofit organizations. A number of organizations
have expressed an interest in preserving affordable rental housing in San Joaquin County,
including:
• Visionary Home Builders, 315 N. San Joaquin Street, Stockton, CA 95202; (209) 466-
6811 (formerly ACLQ
2 See Section 3.3: Constraints for details on how construction costs were estimated.
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Lodi Housing Element
• California Coalition for Rural Housing, 717 K Street, Suite 400, Sacramento, CA 95817;
(916)443-4448
• Christian Church Homes of Northern California, Inc, 303 Hegenberger Road, Suite
201, Oakland, CA 94621; (510) 632-6712
• Domus Development, 594 Howard Street, Suite 204, San Francisco, CA 94105; (415)
856-0010
• Eden Housing, Inc, 22645 Grand Street, Hayward, CA 94541; (510) 582-1460
• Eskaton Properties, Inc, 5105 Manzanita Avenue, Carmichael, CA 95608, (916) 334-
0810
• Foundation for Affordable Housing, Inc, 30950 Rancho Viejo Road, Suite 100, San
Juan Capistrano, CA 92675; (949) 443-9101
• Housing Corporation of America, 6265 Variel Avenue, Woodland Hills, CA 91367
• Mercy Housing California, 2512 River Plaza Drive, Suite 200, Sacramento, CA 95833;
(916)414-4400
• Rural Community Assistance Corporation, 3120 Freeboard Drive, Suite 201, West
Sacramento, CA 95691; (916) 447-2854
• Satellite Affordable Housing Associates, 1521 University Avenue, Berkeley, CA 94703-
1422;(540)647-0700
• Stockton Shelter for the Homeless, 411 South Harrison Street, Stockton, CA 95203;,
(209)465-3612
2.8 OPPORTUNITIES TO PROMOTE SUSTAINABLE DEVELOPMENT
Energy costs directly affect housing affordability through their impacts on the construction,
operation, and maintenance of housing. There are many ways in which the planning, design,
and construction of residential neighborhoods and structures can foster energy conservation to
reduce this cost impact and at the same time produce an environmental benefit. Techniques for
reducing energy costs include construction standards for energy efficiency, energy-saving
community design alternatives, the layout and configuration of residential lots, and the use of
natural landscape features to reduce energy needs. Sustainable development also encompasses
the preservation of habitat and species, improvement of air quality (particularly important in
this region), and conservation of natural resources, including water and open space.
RESIDENTIAL CONSTRUCTION STANDARDS
The State of California has adopted building standards for energy efficiency that apply to newly
constructed dwellings and residential additions. Title 24 of the California Code of Regulations
sets forth mandatory energy efficiency standards that can be achieved through prescriptive
means or through compliance with a maximum "energy budget." Prescriptive means include
the use of appliances, building components, insulation, and mechanical systems that meet
minimum energy efficiency ratings. Local governments implement state energy standards as
part of their building code enforcement responsibilities.
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Chapter 2: Housing Needs Assessment
RESOURCES FOR ENERGY CONSERVATION
The City of Lodi operates its own electric utility, Lodi Electric Utility, which provides
residential, commercial, and industrial electric service, and allows flexibility and control over
energy sources. In 2013, the city's average power mix included more renewable energy (20%)
compared with the statewide average (19%) and less coal (0%) than the statewide average (8%).
Lodi's use of renewable energy (20%) in 2013 was less than in 2008 at 27%. In addition to
sustainability efforts in energy sources, the Lodi Electric Utility offers several programs to
reduce residential energy use, including:
• Residential Energy Survey Program, which helps residents identify major energy uses
and how these can be reduced.
• Residential Products Rebate Program, which provides rebates on the purchase of new,
energy-efficient appliances.
• Energy Efficient Home Improvement Program, which offers rebates on other types of
energy efficient residential systems (fans, space conditioning, insulation, thermostats,
windows, etc.).
• California First -PACE (Property Assessed Clean Energy) Program, which allows
property owners to finance the installation of energy and water improvements in
homes or businesses, which can then be paid back as a line item on a property tax bill.
• Home Energy Renovation Opportunity (HERO) Financing Program, which is a type of
PACE program that allows property owners to fund energy efficiency, water efficiency,
and renewable energy projects with little or no upfront costs. With PACE, residential
and commercial property owners living within a participating district can finance up to
100% of their project and pay it back over time as a voluntary property tax assessment
through their existing property tax bill. A local provider can be found at
energycenter.org.
Pacific Gas & Electric Company (PG&E), which provides gas to the city, offers a variety of
energy conservation services for residents and also participates in several other energy
assistance programs for lower-income households, which help qualified homeowners and
renters conserve energy and control electricity costs. The California Alternate Rates for Energy
Program provides a 15% monthly discount on gas and electric rates to income -qualified
households, certain nonprofit -operated facilities housing agricultural employees, homeless
shelters, hospices, and other qualified nonprofit group living facilities. The Relief for Energy
Assistance through Community Help (REACH) Program provides one-time energy assistance
to customers who have no other way to pay their energy bills. The intent of REACH is to assist
low-income customers, particularly the elderly, disabled, sick, working poor, and the
unemployed, who experience severe hardships and are unable to pay for their necessary energy
needs. Additionally, the California Alternative Rates for Energy (CARE) program provide
energy bill discounts for income -qualified households, and the Family Electric Rate Assistance
provides a discount for income -qualified families with three or more persons.
2-29
Lodi Housing Element
GENERAL PLAN GOALS AND POLICIES
Other elements in the General Plan discuss policy measures to reduce energy consumption
through land use, transportation, and conservation efforts.
• The Land Use Element prioritizes new mixed-use centers, which will consolidate
residential, retail, and small office uses, and which will be co -located with parks and
schools. It encourages a diversity of housing types, in particularly promoting
townhouse and multifamily units, which are more energy efficient compared with
single-family homes. It also promotes infill development in the city's downtown and
major corridors to capitalize on transit facilities and existing commercial and public
services.
• The Growth Management Element and Infrastructure Element seeks to maintain the
city's compact form and ensure the preparation of infrastructure plans and
improvements in tandem with new development. Policies also require water
conservation measures, which in turn reduce consumption of energy embodied in the
distribution of water.
• The Community Design and Livability Element promotes site planning and green
building measures to reduce energy consumption and improve quality of life. This
includes lot orientation to maximize solar gain and ventilating breezes, and
implementation of building standards consistent with LEED or equivalent green
building programs. The element also regulates lighting to reduce light pollution as well
as energy consumption and requires street trees and shade in certain locations to
reduce the urban heat island effect.
• The Transportation Element seeks to reduce the reliance on cars and increase the
convenience of alternate modes through new connections and improved circulation for
transit, bikes, and pedestrians. The City operates its own local "GrapeLine" transit
service, which allows it to closely coordinate land use and transit planning decisions.
As a result, the City can both reduce greenhouse gas emissions and improve air quality.
• The Parks, Recreation, and Open Space Element proposes to increase the acreage of
carbon -sequestering open space, retain mature trees, and encourage the use of native
and trees and drought -tolerant plantings.
• The Conservation Element seeks to preserve agricultural land and food and wine
production until urban development is imminent. It seeks to protect and restore
habitat and species, particularly along the Mokelumne River. The element also
encourages energy conservation through the promotion of solar panels and heating
systems, the preparation of a climate action plan, and a heat island mitigation plan.
Together these policies and programs seek to reduce the consumption of natural resources and
limit greenhouse gas emissions, while at the same time promoting public health and overall
quality of life for residents.
2-30
Chapter 2: Housing Needs Assessment
2.9 FUTURE HOUSING NEEDS
HCD defines the annual income limits for various housing affordability categories for each
county in the state. In 2015, the median income for a family of four under these guidelines was
$66,300. The income categories and their corresponding income ranges are shown in Table 2-
32. These income categories are referenced throughout the Housing Element.
Table 2-32: Income Limits for San Joaquin County
Income Category Percentage of County Median Income Income Limits (family of four)
Extremely Low Less than 30% Less than $24,250
Very Low 30%-50% $24,250—$33,150
Low 507.-80% $33,251—$53,050
Moderate 80%-120% $53,051—$79,550
Above Moderate 120% and above Over $79,550
Source: HCD 2015
SJCOG determines the amount of affordable housing the county will need for the time period
and then divides that need among its participating jurisdictions. According to SJCOG, Lodi is
responsible for accommodating 1,931 additional housing units between 2014 and 2023, of
which 828 units should be affordable to extremely low-, very low-, and low-income
households, approximately 43% of Lodi's total share of regional housing needs.
The City of Lodi is not responsible for actual construction of these units. However, the City is
responsible for creating a regulatory framework in which these housing units can be built. This
includes the creation, adoption, and implementation of general plan policies, Development
Code regulations, and/or economic incentives to encourage the construction of the needed
range of housing units.
Table 2-33 shows the number and percentage of housing units identified in the Regional
Housing Needs Allocation Plan for Lodi for the 2014 through 2023 planning period, by income
category.
Table 2-33: Regional Housing Needs Allocation for the City of Lodi (2014-2023)
Source: SJCOG 2014
2-31
Income Category
Extremely
Above
Very Low
Low Moderate
Total
Low
Moderate
Regional Housing Need 244 253
331 333
770 1,931
Percentage of Total 13 13
17 17
40 100
Source: SJCOG 2014
2-31
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Lodi Housing Element
2-32
3. Resources and Constraints
This chapter describes housing site opportunities, resources for residential development and
programs, constraints to developing housing in Lodi, and recommendations for how to remove
such constraints.
3.1 SITES INVENTORY AND ANALYSIS
Land on which to construct housing is one of the most critical resources necessary to meet
future housing demand. Without adequate vacant or underutilized land, the City of Lodi
cannot demonstrate how it will accommodate its share of the Regional Housing Needs
Allocation (RHNA). The amount of land required to accommodate future housing needs
depends on the city's physical characteristics, zoning, availability of public facilities and
services, and environmental conditions.
ADEQUATE SITES
To determine whether the city has sufficient land to accommodate its share of regional housing
needs for all income groups, Lodi must identify "adequate sites." Under state law, adequate
sites are those with appropriate zoning, development standards, and infrastructure capacity to
accommodate new construction needs. A locality's sites are adequate if the land inventory
demonstrates sufficient realistic capacity at appropriate densities and development standards to
permit development of a range of housing types and prices to accommodate the community's
share of the RHNA by income level.
The extent to which the city has "adequate sites" for housing affordable to extremely low-, very
low-, or low-income households will depend, in part, on zoning standards, particularly the
maximum allowed density, parking, building coverage, height, and setback standards. The
amount of vacant and underutilized land at varying densities suggests that Lodi can
accommodate its share of the RHNA on sites available within the existing city limits.
The types of sites that are appropriate for residential development in Lodi are divided into
three categories, described in detail in the section below and in Figure 3-1.
1. Development Projects - This category includes land with housing development
approved by the City.
2. Vacant or Underutilized Infill - This category includes vacant land or land currently
occupied that is capable of being developed at higher densities or with greater intensity
than the existing use. All sites contain General Plan designations that permit residential
use. The majority of this type of land is located adjacent to existing residential areas or
in areas designated for mixed-use development according to the General Plan.
3. Annexation Areas - This category includes land that has been designated in the
General Plan, but has not yet been annexed by the City of Lodi. The figure shows sites
are included in Phase 1 of the General Plan—outside the current city limits, but inside
the Sphere of Influence.
3-1
Lodi Housing Element
DEMONSTRATING APPROPRIATENESS OF SITES
Appropriate Densities and Housing Types
Although subsidized housing is limited in Lodi, what does exist has been created through a
variety of means and densities, including new construction, rehabilitation, and low and
moderate densities. LOEL Gardens maintains three separate senior homes, with 14 units total,
representing some of the smaller housing types on smaller lots (less than a quarter acre), that
blend in with adjacent single-family homes.
The Creekside South Apartments provides 40 (39 subsidized) family units on a 2.2 -acre parcel,
representing a density of 18 units per acre. On the larger end, the approved Eden Housing
development will provide 80 senior units on a 4.4 -acre site at the same density. These examples
suggest that the "default" density of 20 units per acre, permitted by state law, is an appropriate
density for recent development types. Finally, Hotel Lodi, with 75 units, is a rehabilitated
mixed-use development (formerly a hotel), located above several downtown shops.
Appropriate Land Use Designations
The City's General Plan and Development Code, including zoning districts and the zoning
map, provide densities from 2 to 35 dwelling units per acre. The Low Density Residential and
Medium Density Residential zoning districts allow residential development for moderate- and
above moderate -income households. The High Density Residential and Mixed -Use districts
provide the appropriate densities to accommodate housing for extremely low-, very low-, and
low-income households. For information purposes, the General Plan Land Use Diagram is
shown in Figure 3-2.
Demand and Market Trends
Chapter 2 described the continued demand for affordable housing, given low income levels and
overpayment, as well as a constrained supply, with new housing construction remaining static
for several years. A market study prepared for the Eden Housing senior affordable
development project corroborated the pent-up demand for affordable senior housing in
particular. The study projected demand from 928 households (in and around Lodi) for 79
spots, concluding that the development would likely be fully occupied in just three months.
Although no new housing has been constructed in several years, developments that have been
approved are part of mixed-use communities, with commercial and public uses
complementing residential uses. This concept is upheld by the recently adopted General Plan
which calls for "mixed-use centers" in new residential development areas.
Financial Feasibility
Both developer and homeowners' loans and feasibility are critical aspects of the potential for
development and purchasing of new housing. The current housing makes developers wary and
less likely to move forward with new projects. The City is committed to pursuing state and
regional funding opportunities (see Program 1.5 and resources section below) to provide
incentives for development and bridge financing gaps. Given the City's commitment to transit -
oriented development (TOD) and mixed-use development as identified in the General Plan,
the City may be able to access state bond funds and other regional grants to create model
projects in the Central Valley.
In addition, very low interest rates, combined with an overall loan approval rating of 85%,
suggest that financing is still feasible for a range of income levels if applicants have good credit
ratings.
3-2
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Figure 3-1
Housing Sites Inventory
INTERNATIONAL
Low Density Residential
Mixed Use Corridor j_ _ I City Limits
_ Medium Density Residential
Business Park
L___1 Sphere of Influence (2008)
_ High Density Residential
Office
7/7� Armstrong Road Agricultural o 0.2s
0.5 i
_ Commercial
Public/Quasi-Public
Cluster Study Area
Miles
_ Downtown Mixed Use
Industrial
Figure 3-2
_ Mixed Use Center
Open Space
General Plan Land Use
Diagram
Chapter 3: Resources and Constraints
I. Development Projects
Within Lodi, there are several development projects that have been approved or which have
been completed that will count toward meeting the RHNA. Table 3-1 reports units constructed
since January 1, 2014, by income level. In total, 38 housing units have been constructed since
the start of the planning period.
A. Affordable Targeted Sales Prices. Given the current housing market downturn, many
market -rate homes in Lodi have become affordable, even to low-income households, though
not subsidized. Certain development project units can be considered affordable for low- and
moderate -income households due to their Medium or High Density Residential General Plan
designation, designation for high-density senior housing, lot and unit size (e.g., 1,850 to 2,350
square feet on moderately sized lots), and the corresponding likely sales price: in the high
$200,000s to low $300,000s.3 To illustrate, as reported in Table 2-32, income limits for the
county are up to $79,550 for a family of four to qualify for moderate -income housing (120% of
median). Assuming that a family spends no more than 30% of its income on housing, it has the
ability to spend up to $23,865 per year (or $1,989 per month). Assuming a 30 -year fixed
interest rate at 5% and 20% down payment, a home up to $351,297 could be attainable.'
B. Approved Medium- and High -Density Housing. Five major development projects were
approved by the City in advance of the most recent General Plan update, but have not yet been
constructed: FCB Southwest Gateway, Blue Shield/Reynolds Ranch, Van Ruiten Ranch, Rose
Gate, and FCB Westside. In addition to City Council approvals and certified environmental
impact reports, each project has been awarded growth management allocations and does not
require subsequent City Council action to build at the density levels described herein.
Moreover, the General Plan references these projects as key projects in the plan's Phase 1
development, which seeks to avoid leapfrog development by prioritizing contiguous
development within just a few miles of the downtown. The General Plan codified approved
densities for these three projects by designating land uses and densities consistent with these
approvals, as shown in Table 3-2. Therefore, where residential densities have been approved at
20 dwelling units per acre or higher, sites are appropriate for very low- and low-income
households. Zoning for all five sites is Planned Development (PD).
• Blue Shield/Reynolds Ranch: This approved master planned project will include a mix
of residential, office, and commercial development. The business park component of
this project was completed and occupied by Blue Shield in 2008 and commercial retail
completed in 2011. The residential component has not yet been constructed, but has
approvals and growth management allocations for 882 units including 14.3 acres of
high-density residential and 57.5 acres of medium -density residential. The former units
are appropriate for very low- and low-income households. The latter units may be
appropriate for moderate -income households as described in A, Affordable Target
Sales Prices, above.
3 Phone conversation with Craig Hoffman, City of Lodi, July 7, 2015.
' Zillow online mortgage calculator. Source: http://www.zillow.com/mortgage-
calculator/house-affordability/.
3-7
Lodi Housing Element
• FCB Southwest Gateway: This approved master planned project will be a residential
community with a school and open space. The site is currently vacant and construction
has been delayed given the economic downturn. The project has approvals and growth
management allocations for 981 units, including 14.5 acres of high-density residential
and 25.7 acres of medium -density residential. While the high-density units are
appropriate for very low- and low-income households, the medium -density units may
be appropriate for moderate -income households as described in bullet A, Affordable
Target Sales Prices, above.
• Van Ruiten Ranch: This development project, which is a portion of the FCB Southwest
Gateway project, is approved for 288 units on 47.7 acres. The project includes a mix of
low-, medium-, and high-density units.
• FCB Westside: This approved master planned project will be a residential community
with a school and open space. The site is currently vacant and construction has been
delayed given the economic downturn. The project has approvals for 492 units,
including 10 acres of high-density residential and 23 acres of medium -density
residential. While the high-density units are appropriate for very low- and low-income
households, the medium -density units may be appropriate for moderate -income
households as described in bullet A, Affordable Target Sales Prices, above. In addition,
the development agreement requires the landowner to either rehabilitate or pay the
costs of rehabilitating up to 25 residential units (or up to $1.25 million) within the
Eastside neighborhood, which has a concentration of homes in need of repairs.
• Rose Gate: The Rose Gate development is approved for 232 low-density housing units.
C. Adequate Infrastructure. Services will be constructed in tandem with residential
development through a combination of special assessments, impact fees, and on/off-site
improvements requirements. None of the development projects have environmental or other
impediments that would restrict their development at full potential. Infrastructure needs have
been identified where necessary. For example, in 2002, the City adopted the Westside Facilities
Master Plan, a master plan for the FCB Westside development project, which identifies a mix
of land use and City services necessary to support the proposed land uses for the area. See
Section 3.3: Constraints for a detailed description of public facilities and infrastructure needs.
Table 3-1: Units Constructed Since January 1, 2014
Source: City of Lodi 2015
3-8
Housing Units, by Income
Year
Extremely/ Above
Affordability
Low Moderate
Total
Very Low Moderate
Funding
Completed
2014
18
18
n/a
2015
20
20
n/a
Total
38
38
Source: City of Lodi 2015
3-8
Chapter 3: Resources and Constraints
Table 3-2: Major Development Projects in Detail
Project Name and Status APN Acres General Plan Designation Maximum
Density
Housing Units, by Income
Very Low Low Moderate Above Moderate Total Units
05803014 34.5 Low Density Residential 8 145 145
05803015 8.2 Medium Density Residential 20 27 28 55
Van Ruiten Ranch 05803017
05803018 5.1 High Density Residential 35 29 29 30 88
05803004
1.0
Low Density Residential
8
29 29 57
4
4
05803006
1.5
Medium Density Residential
20
8
8
16
02740001
2.0
Low Density Residential
8
8
8
05803009
8.1
Medium Density Residential
20
45
45
90
FCB Westside
9.4
High Density Residential
35
60 60 60
79
180
(Approved. Vacant. Buildout
02740002
11.6
Low Density Residential
8
50
50
FCB SW Gateway
05803016
5.1
High Density Residential
35
33 33 33
45
99
(Approved. Vacant. Buildout
19.4
Low Density Residential
8
85
85
at 55% assumes roads and
05804001
6.1
Medium Density Residential
20
27
27
54
utilities.)
12.0
Medium Density Residential
20
65
65
130
Total
52 52 156
232
492
22.1
Low Density Residential
8
97
97
05804002
3.1
Medium Density Residential
20
17
17
34
13.0
Low Density Residential
8
57
57
05804004
1.0
Medium Density Residential
20
6
6
12
05804005
5.5
Low Density Residential
8
24
24
05804014
24.5
Low Density Residential
8
95
95
Total
93 93 234
561
981
05803014 34.5 Low Density Residential 8 145 145
05803015 8.2 Medium Density Residential 20 27 28 55
Van Ruiten Ranch 05803017
05803018 5.1 High Density Residential 35 29 29 30 88
3-9
Total
47.7
29 29 57
173
288
10.5
Low Density Residential
8
37
37
02740001
7.5
Medium Density Residential
20
34
33
67
FCB Westside
22.2
Low Density Residential
8
79
79
(Approved. Vacant. Buildout
02740002
at 45% assumes roads and
9.9
Medium Density Residential
20
44
45
89
utilities.)
3.3
Low Density Residential
8
11
11
02740003
6.1
Medium Density Residential
20
27
27
54
9.9
High Density Residential
35
52 52 51
155
Total
52 52 156
232
492
3-9
Lodi Housing Element
Project Name and Status
APN
Acres
General Plan Designation
Maximum
Density
Very Low Low
Housing Units, by Income
Moderate Above Moderate
Total Units
Rose Gate
02938005
43
Low Density Residential
8
232
232
Total
232
232
05813002
0.9
Low Density Residential
8
4
4
05813003
0.6
Low Density Residential
8
3
3
05813004
0.4
Low Density Residential
8
2
2
05813005
0.4
Low Density Residential
8
2
2
Reynolds Ranch
05813006
0.4
Low Density Residential
8
2
2
(Approved. Vacant, except
05813021
6.4
Low Density Residential
8
36
36
office and commercial
05865001
2.0
Low Density Residential
8
11
11
component built as per
development plan. Buildout
05813014
0.3
Medium Density Residential
20
I
I
2
at 70% assumes additional
05813022
6.5
Medium Density Residential
20
45
46
91
roads and utilities.)
05813024
10.2
Medium Density Residential
20
71
71
142
05865002
1.5
Low Density Residential
8
8
8
05865003
1.5
Medium Density Residential
20
11
11
22
20
33
75 75
265
75
265
338
223
05865004
39.0
14.3
Medium Density Residential
High Density Residential
20
35
110 110
113
110
114
227
330
Total
110 110
351
311
882
GRAND TOTAL
372.0
284 284
798
1,509
2,875
Source: City of Lodi 2015
3-10
Chapter 3: Resources and Constraints
As a result of these development projects, the City would meet the RHNA for moderate- and
above moderate -income households, but not its allocations for extremely/very low -or low-
income households. Additional sites will be required to accommodate housing needs. Table 3-3
describes this remaining need of 260 extremely/very low- and low-income units.
Table 3-3: Remaining Need
Source: San Joaquin County Council of Governments 2014; City of Lodi 2015
2. Vacant and Underutilized Infill
Through its General Plan policies, the City emphasizes infill development, a compact
community, residential neighborhoods that are accessible to commercial services, and higher
densities in appropriate locations. Table 3-4 and Table 3-5 describe vacant and underutilized
sites, respectively, that represent appropriate locations for housing for lower-income
households. Vacant infill sites have the capacity for 882 units; underutilized sites could produce
as many as 298 units for lower-income households. The following tables identify an assumed
density value, based on densities permitted in the General Plan.
Underutilized sites include sites where uses are no longer in operation, are in disrepair, or have
surpassed their useful life. Sites designated as Mixed Use Corridor were prioritized, since the
General Plan calls for reinvestment in these areas. As evidenced by the small number of vacant
parcels in the city, the City has done a commendable job of avoiding leapfrog development.
Given the current economic climate, redevelopment of underutilized parcels—including closed
businesses—will be important for avoiding blighted conditions and maintaining the city's
compact form and accessible neighborhoods. Moreover, these sites already have infrastructure
in place, which may reduce development costs compared to projects on greenfield land.
Unit capacity is determined by multiplying the number of acres by the assumed density and
buildout factor. Sites were deemed appropriate for extremely low- or very low-income
households due to their allowed density, location, and proximity to transit, neighborhood
services, and public facilities. The Mixed Use Corridor designation permits 100% residential
development except along Cherokee Lane and Lodi Avenue, where 25% and ground -floor
frontage should be commercial active uses, respectively. Likewise, the Downtown Mixed Use
designation requires ground -floor active uses. These restrictions are calculated as part of the
unit capacity. A realistic development capacity of 80% ("buildout factor") is assumed for most
vacant sites. Sites over 10 acres in size are assumed to have a development capacity of 70% to
account for additional open space and enable appropriate development typologies (e.g., small
apartment complexes of no more than 30 units for very low-income households). For
underutilized sites, the assumed density value also takes into account the realistic potential for
redevelopment, such as any existing uses to remain on the site or a potential mix of uses.
3-11
Housing Units, by Income
Extremely/ Very Low
Low
Moderate Above Moderate
Total
Regional Housing Needs Allocation
497
331
333
770
1,931
Units Constructed
38
38
Development Projects
284
284
798
1,509
2,875
Remaining Need
213
47
(465)
(777)
Source: San Joaquin County Council of Governments 2014; City of Lodi 2015
2. Vacant and Underutilized Infill
Through its General Plan policies, the City emphasizes infill development, a compact
community, residential neighborhoods that are accessible to commercial services, and higher
densities in appropriate locations. Table 3-4 and Table 3-5 describe vacant and underutilized
sites, respectively, that represent appropriate locations for housing for lower-income
households. Vacant infill sites have the capacity for 882 units; underutilized sites could produce
as many as 298 units for lower-income households. The following tables identify an assumed
density value, based on densities permitted in the General Plan.
Underutilized sites include sites where uses are no longer in operation, are in disrepair, or have
surpassed their useful life. Sites designated as Mixed Use Corridor were prioritized, since the
General Plan calls for reinvestment in these areas. As evidenced by the small number of vacant
parcels in the city, the City has done a commendable job of avoiding leapfrog development.
Given the current economic climate, redevelopment of underutilized parcels—including closed
businesses—will be important for avoiding blighted conditions and maintaining the city's
compact form and accessible neighborhoods. Moreover, these sites already have infrastructure
in place, which may reduce development costs compared to projects on greenfield land.
Unit capacity is determined by multiplying the number of acres by the assumed density and
buildout factor. Sites were deemed appropriate for extremely low- or very low-income
households due to their allowed density, location, and proximity to transit, neighborhood
services, and public facilities. The Mixed Use Corridor designation permits 100% residential
development except along Cherokee Lane and Lodi Avenue, where 25% and ground -floor
frontage should be commercial active uses, respectively. Likewise, the Downtown Mixed Use
designation requires ground -floor active uses. These restrictions are calculated as part of the
unit capacity. A realistic development capacity of 80% ("buildout factor") is assumed for most
vacant sites. Sites over 10 acres in size are assumed to have a development capacity of 70% to
account for additional open space and enable appropriate development typologies (e.g., small
apartment complexes of no more than 30 units for very low-income households). For
underutilized sites, the assumed density value also takes into account the realistic potential for
redevelopment, such as any existing uses to remain on the site or a potential mix of uses.
3-11
APN Acre Address
05814052
19.6
1920
S Lower Sacramento
05814012
19.2
1784
S Lower Sacramento
06201005
7.8
1774
South Church Street
02939015
6.2
971 N Lower Sacramento
02742008
5.3
1333
Lower Sacramento
02742010
3.8
1330
Westgate Dr
05814014
2.3
1690
N Lower Sacramento
04728015
04728021
04502046
06201003
04323001
02741020
03726003
04307401
04318002
03726001
04302301
04306716
04307406
04314035
03726002
TOTAL
1.9
1.9
1.0
0.9
0.6
0.6
0.4
0.4
0.4
0.3
0.3
0.2
0.2
0.2
0.2
73.8
1130 South Cherokee
1150 South Cherokee
410 W Lodi Ave
1912 South Church Street
604 East Pine
2115 W Kettleman Lane
427 W Lockeford St
208 E Pine Street
113 N Cherokee
427 W Lockeford St
216 North Church Street
301 E Lodi Ave
220 E Pine Street
527 East Lodi Avenue
427 W Lockeford St
Lodi Housing Element
Table 3-4: Vacant Infill Sites
General Plan Designation
Medium Density Residential
Medium Density Residential
Medium Density Residential,
High Density Residential
Medium Density Residential
Low Density Residential
Low Density Residential
Low Density Residential
Mixed Use Corridor
Mixed Use Corridor
Mixed Use Corridor
High Density Residential
Mixed Use Corridor
Mixed Use Corridor
Mixed Use Corridor
Mixed Use Corridor
Mixed Use Corridor
Mixed Use Corridor
Downtown Mixed Use2
Mixed Use Corridor
Mixed Use Corridor
Mixed Use Corridor
Mixed Use Corridor
Current
Buildout
Zoning
Factor
MDR
70%
MDR
70%
MDR
80%
MDR
80%
LDR
80%
LDR
80%
LDR
80%
DMU
124
MCO
60%
MCO
60%
MCO
60%
HDR
80%
MCO
80%
MCO
80%
MCO
80%
MCO
80%
MCO
60%
MCO
80%
DMU
70%
MCO
60%
MCO
80%
MCO
60%
MCO
80%
Max.
Density
Extremely
Low/
Very Low
Low
Above
Moderate Moderate
Total
Capacity
20
120
120
34 0
274
20
120
120
29 0
269
20
30
63
31
124
20
30
57
12
99
8
0
11
33
33
8
11
35
24
24
8
35
9
14
14
35
30 10
0
40
35
30 10
0
40
35
21
0
21
35
24
0
24
35
16
0
16
35
15
0
15
35
11
0
11
35
11
0
11
35
8
0
8
35
9
0
9
35
7
0
7
35
5
0
5
35
6
0
6
35
4
0
4
35
5
0
5
502 380 63
114
1,059
Source: City of Lodi 2015
I. Sites designated as Mixed Use Corridor along Cherokee Lane require at least one quarter of the developed portion of the site to be commercial uses and along Lodi Avenue require
active uses (e.g., retail, restaurants, cafes) at the ground level. This requirement is assumed in the table calculations.
2. Sites designated as Downtown Mixed Use require active uses (e.g., retail, restaurants, cafes) at the ground level. This requirement is assumed in the table calculations.
3-12
Chapter 3: Resources and Constraints
Table 3-5: Underutilized Infill Sites
APN
Acres
Address
General Plan
Designation
Current
Zoning
Buildout
Factor
Max.
Density
Ext. Low/
Very Low
Low
Income Levels
Moderate Above
Moderate
Total
Capacity'
Existing Land Use
Photo
#
Agriculture, surrounded on all sides by
Medium
completed or approved urban
401 E
06229037
6.6
Density
PD
80%
20
70
35
0
105
development. No Williamson Act.
3-1
Harney Ln
Residential
Across street from Lois E. Borchardt
Elementary School.
One-story older building. Former use
1045 South
Mixed Use
as car dealership is no longer in
04740004
3.4
MCO
40%
35
30
41
0
71
3-2
Cherokee
Corridor2
operation. Surrounded by commercial,
residential, and school uses.
Site owned by church; half of site
fronting Kettleman is vacant; existing
2100 Tienda
Mixed Use
02741022
3.1
MCO
50%
35
30
12
0
42
structures to remain. Surrounded by
3-3
Drive
Corridor
church, residential, and commercial
uses.
Mixed Use
Surface parking lot, one-story
Corridor
929 South
commercial building (could remain),
04739007
1.8
Low
MCO
50%
35
8
8
8 8
32
3-3
Cherokee
and vacant land. Surrounded by
Density
commercial and residential uses.
Residential
Mixed Use
Corridor
One-story old motel. Could be
1050 South
renovated or redeveloped as housing.
04741001
1.2
Low
MCO
50%
20
8
8 0
16
3-4
Cherokee
Surrounded by commercial and
Density
residential uses.
Residential
One-story office building (could
1833 W
Mixed Use
03104020
1.0
MCO
50%
35
18
0
18
remain) and vacant land. Surrounded by
3-3
Kettleman
Corridor
commercial and residential uses.
3-13
Lodi Housing Element
Income Levels
3-14
General Plan
Current
Buildout
Max.
Ext. Low/
Above
Total
Photo
APN Acres Address
Low Moderate
Existing Land Use
Designation
Zoning
Factor
Density
Very Low
Moderate
Capacity'
#
Surface parking lot takes up majority of
site; one-story used car dealership no
Ib South
Mixed Use
04323013 0.6
MCO
50%
35
10
0
10
longer in operation. For lease.
3-4
Cherokee
Corridor
Surrounded by commercial and school
uses.
Closed theater, site for sale. Possible
1100 West
Mixed Use
03310014 0.5
MCO
50%
35
8
0
8
redevelopment with adjacent parcel
3-5
Lodi Ave
Corridor
while retaining theater tower.
One-story old building and surface
1110 West
Mixed Use
03310015 0.5
MCO
70%
35
8
0
8
parking lot. Business no longer in
3-5
Lodi Ave
Corridor
operation. For lease.
One existing home to remain; rest of
40 South
Mixed Use
04323012 0.3
MCO
80%
20
5
0
5
site vacant. Surrounded by commercial,
3-4
Cherokee
Corridor
residential, and school uses.
Former Goodwill store --closed and for
sale --and surface parking lot.
200 E Oak
Mixed Use
04306401 0.3
MCO
60%
35
7
0
7
Surrounded by commercial and
3-6
Street
Corridor
residential uses. Proximity to
downtown.
Total 19.3
194
104 16 8
322
Source: City of Lodi 2015
1. Totals may not sum precisely due to rounding.
2. Sites designated as Mixed Use Corridor along Cherokee Lane require at least one quarter of the developed portion of the
site to be
commercial uses and along Lodi Avenue
require active uses (e.g., retail, restaurants, cafes) at the
ground level. This requirement
is assumed in the table calculations.
3-14
IL
._ .
4L
r �.v `.AL
�- :
' ��■rLV
i
r�
i•
jf
r
t
3
k.
i o
Lodi Housing Element
4. Annexation Areas
Annexation is not required to fulfill the RHNA, but this section lays the groundwork for
annexation should the housing market pick up within the planning period. Lodi has used its
planning powers and the growth management process to prevent premature conversion of
prime agricultural land, protect natural resources that border the city, and ensure orderly and
efficient extension of public facilities and services. The General Plan Growth Management and
Infrastructure Element identifies a phasing strategy to facilitate contiguous development and
avoid unnecessary and premature conversion of agricultural land. Housing Element policies in
the Strategy section call for discussions with property owners about annexation to commence
by the end of the planning period in 2023. Potential annexation areas are identified by Phase 1
of the General Plan, specifically the portion of Phase 1 that lies outside of the current city limits
but inside the Sphere of Influence. (Phase 1 General Plan sites inside the city limits are
subsumed in the relevant sections above: development project, vacant and underutilized sites.)
These annexation areas allow for 2,681 housing units, including 1,373 units available for
below -market -rate units. Annexation sites are documented in Table 3-6.
Methods
The lettered key in the first column of the table corresponds to the relevant site in Figure 3-1.
Existing land use information is provided for each site. Most of these sites are currently in
agricultural use. Some sites contain one or more associated residences. Sites will only redevelop
once agricultural uses cease. General assumptions are described in the text box below by
General Plan land use designation. All unit capacity calculations assume that existing housing
units would remain on the site. Calculations also provide 25% of the total area for streets and
other infrastructure for each land use type (exceptions are noted in Table 3-6, as dictated by
specific site conditions).
General Plan Land Use
Designation
Density Range
(units/acre)
Household Income Level Accommodated Assumptions
80% residential
Mixed Use Center
8-35
Extremely Low, Very Low, and Low
20% nonresidential
High Density
15-35
Extremely Low, Very Low, and Low
Medium Density
8-20
Moderate
Low Density
2-8
Above Moderate
Infrastructure
As part of the Growth Management Allocation Ordinance, which regulates the maximum
amount of residential growth that can occur over time, the City requires that projects identify
on- and off-site infrastructure improvements necessary to serve the project. Internal
infrastructure is generally provided as part of the initial construction of a project. The areas
proposed for annexation, as included in this Housing Element, will be subject to compliance
with the City's regulations and policies related to infrastructure, which will alleviate any
potential constraints the availability of public facilities (namely, storm drains, water
distribution, and sanitary sewer) would have on housing construction. See Section 3.3:
Constraints for a detailed description of public facilities and infrastructure needs.
3-18
Chapter 3: Resources and Constraints
Table 3-6: Annexation Area Sites
Key
Acres
General Plan Designation
Existing Land Use/Site Context
Units, by Income Category
Extremely/ Low Moderate Above
Very Low Moderate
Total,
A
39.0
Low Density Residential
Agricultural use in operation. One existing residence.
194
194
B
13.2
Medium Density Residential
Existing residences and development projects pending.
61
61
Assumes 40% of site could be developed.
C
20.2
Low Density Residential
Vacant
100
100
D
37.1
Low Density Residential
Nursery and agricultural use in operation. One
184
184
existing residence.
Existing residences on approximately one-quarter of
E
40.0
Low Density Residential
site. Agricultural use in operation on remaining
199
199
portion of site.
F
39.3
Low Density Residential
Agricultural use in operation. One existing residence.
195
195
G
27.8
Medium Density Residential
Agricultural use in operation. Three existing
255
255
residences.
H
30.1
Low Density Residential
Agricultural use in operation.
150
150
1
12.0
High Density Residential
Agricultural use in operation.
275
275
J
11.7
Medium Density Residential
Agricultural use in operation.
107
107
K
17.2
Medium Density Residential
Agricultural use in operation.
158
158
L
32.8
Low Density Residential
Agricultural use in operation.
163
163
M
6.4
Mixed Use Center
Agricultural use in operation.
36 36
71
N
6.8
Medium Density Residential
Agricultural use in operation.
63
63
O
18.3
Mixed Use Center
Agricultural use in operation. One existing residence.
102 102
203
P
6.7
Medium Density Residential
Agricultural use in operation.
62
62
Q
12.9
Medium Density Residential
Agricultural use in operation.
119
119
R
11.2
Low Density Residential
Agricultural use in operation.
56
56
S
13.3
Low Density Residential
Agricultural use in operation.
66
66
Total
395.9
412 137 824
1,307
2,681
Source: City of Lodi 2015
1. Totals may not sum precisely due to rounding.
3-19
Lodi Housing Element
Summary
Lodi has a capacity of 4,294 units during the Housing Element planning period. This total
includes sufficient capacity at each household income level to meet and exceed the RHNA. A
summary is provided in Table 3-7.
Table 3-7: Summary of Housing Sites, January 1, 2014, to December 31, 2023
ADMINISTRATIVE RESOURCES
Described below are public and nonprofit agencies that have been involved or are interested in
housing activities in Lodi. These agencies play important roles in meeting the housing needs of
the community. In particular they are involved in the improvement of the housing stock,
expansion of affordable housing opportunities, preservation of existing affordable housing,
and/or provision of housing assistance to households in need.
Central Valley Low Income Housing Corporation (CVLIHC)
CVLIHC provides both permanent supportive housing for homeless households with
disabilities and transitional housing and support services for homeless families. CVLIHC's
permanent and transitional programs are located at scattered sites throughout San Joaquin
County, with participants having the primary responsibility for the units where they live.
Supportive services include basic life skills training, parenting and family counseling,
transportation assistance, child care, assistance in school enrollment, and job search training.
CVLIHC's programs provide housing and supportive services for about 600 households per
year.
Christian Church Homes (CCH)
CCH has been providing housing in communities since 1961. The organization was created to
meet the housing needs of low-income seniors who faced limited housing choices in Northern
California. CCH manages 56 facilities in six states. The majority of CCH's facilities are HUD -
subsidized and allow low-income residents to pay only 30% of their adjusted gross income for
rent.
3-20
Housing Units, by Income
Extremely/
Above
Low
Moderate
Total
Very Low
Moderate
Units Constructed
38
38
Development Projects
284
284
798
1,509
2,875
Vacant Land
502
380
63
114
1,059
Underutilized Land
194
104
16
8
322
Total
980
768
877
1,669
4,294
Regional Housing Needs Allocation
497
331
333
770
1,931
Surplus
483
437
544
899
2,363
Source: City of Lodi 2015
3.2 ADMINISTRATIVE AND FINANCIAL RESOURCES
ADMINISTRATIVE RESOURCES
Described below are public and nonprofit agencies that have been involved or are interested in
housing activities in Lodi. These agencies play important roles in meeting the housing needs of
the community. In particular they are involved in the improvement of the housing stock,
expansion of affordable housing opportunities, preservation of existing affordable housing,
and/or provision of housing assistance to households in need.
Central Valley Low Income Housing Corporation (CVLIHC)
CVLIHC provides both permanent supportive housing for homeless households with
disabilities and transitional housing and support services for homeless families. CVLIHC's
permanent and transitional programs are located at scattered sites throughout San Joaquin
County, with participants having the primary responsibility for the units where they live.
Supportive services include basic life skills training, parenting and family counseling,
transportation assistance, child care, assistance in school enrollment, and job search training.
CVLIHC's programs provide housing and supportive services for about 600 households per
year.
Christian Church Homes (CCH)
CCH has been providing housing in communities since 1961. The organization was created to
meet the housing needs of low-income seniors who faced limited housing choices in Northern
California. CCH manages 56 facilities in six states. The majority of CCH's facilities are HUD -
subsidized and allow low-income residents to pay only 30% of their adjusted gross income for
rent.
3-20
Chapter 3: Resources and Constraints
Community Home Builders and Associates (CHBA)
CHBA is a nonprofit public benefit corporation involved in the development, construction,
and management of affordable housing for individuals and families of low to moderate
incomes. The organization was founded in 1990 by the Home Builders Association of Northern
California. Through its sponsorship of the San Jose Conservation Corps' YouthBuild program,
CHBA has provided employment for at -risk youth in the construction trades while helping to
create opportunities for the building industry to partner with local communities in an effort to
fulfill affordable housing goals.
Eden Housing, Inc.
Eden Housing is a nonprofit developer that has completed more than 5,000 housing units.
Eden Housing serves low-income families, seniors, persons with disabilities, the formerly
homeless, and first-time homebuyers. Eden Housing has substantial experience in applying for
funding through government programs, including Low -Income Housing Tax Credit, and
HUD Section 202 and 811 programs. Eden Housing is developing an 80 -unit affordable senior
housing development on Tienda Drive, but construction has not yet begun.
Eskaton Properties, Inc.
Eskaton's primary mission is to enhance the quality of life for seniors through health, housing,
and social services. Eskaton currently operates 34 planned affordable retirement communities
in California for seniors with limited income, including the Manteca Manor in Manteca. These
independent living facilities are located close to a variety of services and offer apartment living
with maintenance handled by staff. Rental fees are typically subsidized by the federal
government.
Habitat for Humanity, San Joaquin County
Habitat for Humanity is a nonprofit faith -based organization dedicated to building affordable
housing and rehabilitating homes for lower-income families. Habitat builds and repairs homes
with the help of volunteers and partner families. Habitat homes are sold to partner families at
no profit with affordable, no -interest loans. Volunteers, churches, businesses, and other groups
provide most of the labor for the homes. Government agencies or individuals typically donate
land for new homes. In the past, the City of Lodi has provided an allocation of HOME Program
funds to the local Habitat for Humanity chapter for land acquisition to accommodate their new
construction activities. However, the availability of vacant parcels for such development and
the higher cost of land in recent years have prevented Habitat from further development.
Housing Authority of San Joaquin County (HASJC)
HASJC offers programs to assist extremely low- to moderate -income households with their
housing costs, including the Section 8 rental assistance program, public housing, and migrant
farmworker housing. Specifically, HASJC manages five public housing projects and three
migrant farm labor housing developments throughout San Joaquin County. In addition,
HASJC provides the Family Self -Sufficiency Program as well as supportive services centers,
which provide a range of services to help people become financially self-sufficient.
3-21
Lodi Housing Element
Lodi House
Lodi House is a nonprofit agency that provides shelter for homeless women and children. In
addition to shelter, Lodi House provides food, advocacy, counseling, and numerous workshops
on a variety of topics. Lodi House is geared toward assisting women in achieving independence
so that they can find a home for themselves and their children. Five families reside together at
Lodi House at a time. The City of Lodi has contributed to the Lodi House in recent years.
LOEL Gardens Senior Housing
The LOEL Gardens Senior Center, in addition to providing supportive services and activities to
seniors at their facility at 105 S. Washington, also provides affordable housing to seniors. With
funding provided through the City's CDBG and HOME programs, LOEL has acquired several
residential properties around their Senior Center and has a total of 14 units designated for very
low- and low-income seniors.
Mercy Housing California (MHC)
MHC is a nonprofit developer that provides affordable housing for families, seniors, formerly
homeless persons, individuals with HIV/AIDS, and persons with chronic mental illnesses and
physical impairments. With the assistance of public and private funding, MHC builds or
rehabilitates housing to meet community needs. The types of housing developed include multi-
unit rental apartments, single-family homes, single -room occupancy (SRO) apartments for
formerly homeless adults, and accessible units for individuals with physical disabilities.
Salvation Army Shelter
The Salvation Army operates a 56 -bed men's shelter in Lodi, which provides food, clothing,
and medical services. The Salvation Army also operates a 16 -bed transitional housing facility,
as well as a 37 -bed emergency shelter for women and children and a 24 -bed transitional
housing facility for women and children. The City of Lodi has contributed $35,000 to the
Salvation Army in recent years under the Community Development Block Grant program.
Satellite Affordable Housing Associates
Satellite Housing is a nonprofit organization, based in Berkeley, that provides affordable,
service -enriched housing that promotes healthy and dignified living for people with limited
options, including seniors, families, and adults with special needs. Satellite Housing was
awarded a $1.3 million HUD 811 Loan to develop a small project to serve special needs adults
and is looking for a location in Lodi in which to place that project, since the primary location
in Manteca has become unavailable.
Service First of Northern California, Inc.
Service First of Northern California is a nonprofit organization, based in Stockton, that
provides affordable housing to the residents of San Joaquin County. In 2009, it acquired three
properties (438 Via Marco, 324 Watson Street, and 502 E. Oak Street) for redevelopment and
resale to low- to moderate -income families, using Neighborhood Stabilization Program funds.s
5 San Joaquin County. "Neighborhood Stabilization Program July 1, 2009 thru September 30,
2009 Performance Report." Page 9.
3-22
Chapter 3: Resources and Constraints
It is in the process of acquiring two additional properties at 500 E. Oak Street and 110 South
Garfield Street, for resale to low-income families, using HOME funds.'
Stockton Shelter for the Homeless
Stockton Shelter is a not-for-profit agency that serves the homeless. The organization has three
year-round shelters and opens a fourth shelter at one of the Housing Authority's migrant
camps during the winter months. The Stockton Shelter served 3,090 persons in 2014. The
family shelter has 160 beds, the singles' shelter has 8 beds and the women's dorm has 14 beds.
In addition, the single men's shelter provides 169 shelter beds. The Holman House, a shelter
for persons living with HIV/AIDS, has beds for 32 people. The seasonal migrant worker shelter
sleeps approximately 250 people. Stockton Shelter offers a variety of services, including case
management, drop-in services, showers, meals, and other supportive services.
FINANCIAL RESOURCES
The City of Lodi has access to a variety of existing and potential funding sources available for
affordable housing activities. These include local, state, federal and private resources and are
summarized in Table 3-8. Described below are the four largest housing funding sources the
City can use for housing production, rehabilitation, or preservation: CDBG, HOME
Investment Partnership Program grants, and the Section 8 Rental Assistance Program.
Community Development Block Grant
The federal CDBG program provides funds for a variety of community development activities.
The program is flexible in that the funds can be used for a range of activities. The eligible
activities include, but are not limited to, acquisition and/or disposition of real estate or
property, public facilities and improvements, relocation, rehabilitation and construction
(under certain limitations) of housing, homeownership assistance, and clearance activities.
From 2001 to 2007, the City used $510,922 in CDBG dollars to produce 11 very low-income
units.
HOME Investment Partnership Program
Federal HOME funds can be used for activities that promote affordable rental housing and
homeownership for lower-income households. Such activities include the following: building
acquisition, new construction, reconstruction, moderate or substantial rehabilitation, first-time
homebuyer assistance, and tenant -based assistance. A federal priority for the use of HOME
funds is the preservation of at -risk housing projects. Since 2001, the City has allocated $996,299
in HOME funds to produce 40 low-income units. HOME funding is now provided through the
State HOME program on a competitive application basis; the City was awarded $700,000 in
State HOME funds for a First -Time Homebuyer Program for 2013-2016.
' City of Lodi. Planning Commission Staff Report. "Tentative Parcel map 09-P-02." December
9, 2009.
3-23
Lodi Housing Element
Section 8 Rental Assistance
The Section 8 program is a federal program that provides rental assistance to very low-income
households in need of affordable housing. The program offers a voucher that pays the
difference between the current fair market rent and what a tenant can afford to pay (e.g., 30%
of their income). The voucher allows a tenant to choose housing that may cost above the
payment standard, but the tenant must pay the extra cost. The program is administered by the
Housing Authority of San Joaquin County.
Table 3-8: Financing Resources for Affordable Housing
Funding Type/Program Description Eligible Activities
Federal Programs
- Acquisition
- Rehabilitation
Community
Development Block Grants awarded to the City on a formula basis for -Homebuyer Assistance
Grant housing and community development activities. - Economic Development
- Homeless Assistance
- Public Services
Grants potentially available to the City through the - Shelter Construction
Emergency Shelter County to implement a broad range of activities that - Shelter Operation
Grants (ESG) serve homeless persons. Funding availability is - Social Services
uncertain for the current year. - Homeless Prevention
Grant program potentially available to the City on a - Acquisition
HOME competitive basis for housing activities. City - Rehabilitation
competes for funds through the State's allocation - Homebuyer Assistance
process. - Rental Assistance
Tax credits are available to persons and - New Construction
Low -Income Housing corporations that invest in low-income rental
Tax Credits (LIHTC) housing. Proceeds from the sales are typically used - Acquisition
to create housing. -Rehabilitation
Mortgage Credit Income tax credits available to first-time
Certificate (MCC) homebuyers to buy new or existing single-family _ Homebuyer Assistance
Program housing. County Housing Authority makes
certificates available.
Rental assistance payments from the Housing
Section 8 Rental Authority of San Joaquin County to owners of - Rental Assistance
Assistance Program private market -rate units on behalf of very low- - Homebuyer Assistance
income tenants.
3-24
Chapter 3: Resources and Constraints
Funding Type/Program
Description
Eligible Activities
Partnership Program
homebuyers who receive local secondary financing.
- Acquisition
(AHPP)
Provides loan guarantees to CDBG entitlement
- Rehabilitation
jurisdictions for capital improvement projects.
_ Homebuyer Assistance
Section 108
Maximum loan amount can be up to five times the
- Homebuyer Assistance
Ca1HOME
jurisdiction's recent annual allocation. Maximum
-Economic Development
loan term is 20 years.
- Homeless Assistance
rehabilitation, and replacement of manufactured
- Public Services
homes.
- Acquisition
Section 202
Grants to nonprofit developers of supportive
- Rehabilitation
Assistance Program
housing for the elderly.
- Homebuyer Assistance
financing.
- New Construction
California Housing
Below market rate financing offered to builders and
- Land Acquisition
Finance Agency
Provides long-term, low-interest loans at fixed rates
- Rehabilitation
Section 203(k)
to finance acquisition and rehabilitation of eligible
- Relocation of Unit
Housing Programs
property.
- Refinance Existing
Indebtedness
Grants to nonprofit developers of supportive
- Acquisition
housing for persons with disabilities, including group
- Rehabilitation
Section 811
homes, independent living facilities, and intermediate
- New Construction
care facilities.
- Rental Assistance
U.S. Department of
Agriculture (USDA)
Below market -rate loans and grants for farmworker
- New Construction
Housing Programs
rental housing.
- Rehabilitation
(Sections 514/516)
Affordable Housing
Provides lower interest rate CHFA loans to
Partnership Program
homebuyers who receive local secondary financing.
- Homebuyer Assistance
(AHPP)
Provides grants to local governments and nonprofit
agencies for local home buyer assistance and owner-
- Homebuyer Assistance
Ca1HOME
occupied rehabilitation programs and new home
_ Rehabilitation
development projects. Will finance the acquisition,
rehabilitation, and replacement of manufactured
-New Construction
homes.
California Housing
Provides 3% silent second loans in conjunction with
Assistance Program
97% CHFA first loans to give eligible buyers 100%
- Homebuyer Assistance
financing.
California Housing
Below market rate financing offered to builders and
- New Construction
Finance Agency
developers of multifamily and elderly rental housing.
- Rehabilitation
(CHFA) Rental
Tax-exempt bonds provide below-market
Housing Programs
mortgages.
-Acquisition
3-25
Lodi Housing Element
Funding Type/Program
Description
Eligible Activities
CHFA Home
CHFA sells tax-exempt bonds to make below -
Mortgage Purchase
market loans to first-time buyers. Program operates
_ Homebuyer Assistance
Program
through participating lenders who originate loans for
CHFA.
California Self -Help
Provides grants for the administration of mutual self-
- Homebuyer Assistance
Housing Program
help housing projects.
- New Construction
(CSHHP)
Emergency Housing
- Shelters & Transitional
and Assistance
Provides grants to support emergency housing.
Housing
Program (EHAP)
Emergency Shelter
Grants awarded to nonprofit organizations for
-Support Services
Program
shelter support services.
Provides $7,500 silent second loans with forgivable
Extra Credit Teacher
interest in conjunction with lower interest rate.
"Homebuyer Assistance
Program
CHFA first loans to assist eligible teachers to buy
homes.
Farmworker Housing
Provides state tax credits for farmworker housing
- New Construction
Assistance Program
projects.
- Rehabilitation
- New Construction
Housing Enabled by Provides 3% interest rate loans, with repayment - Rehabilitation
Local Partnerships terms up to 10 years, to local government entities - Acquisition
(HELP) for locally determined affordable housing priorities. - Homebuyer Assistance
- Site Development
Joe Serna Jr. Farm- Provides recoverable grants for the acquisition, - Homebuyer Assistance
worker Housing
Grant Program development, and financing of ownership and rental - Rehabilitation
(FWHG) housing for farmworkers. - New Construction
- New Construction
Multi -Family Housing Deferred payment loans for the new construction,
-Rehabilitation
Program (MHP) rehabilitation, and preservation of rental housing.
- Preservation
Provides lower interest rate CHFA loans to owner- - Homebuyer Assistance
Self-help Builder builders who participate in self-help housing - New Construction
Assistance Program projects. Also provides site acquisition,
(SHBAP) development, and construction financing for self- 'Site Acquisition
help housing projects. - Site Development
Supportive Housing/ Funding for housing and services for mentally ill, _ Supportive Housing
Minors Leaving Foster disabled, and persons needing support services to
Care live independently. -Foster Care
3-26
Chapter 3: Resources and Constraints
Funding Type/Program Description Eligible Activities
Financial Incentives The County's Density Bonus Ordinance offers
under the Density - New Construction
Bonus Ordinance financial incentives, as required by state law.
The County can support low-income housing by _ New Construction
Tax Exempt Housing issuing housing mortgage revenue bonds requiring
Revenue Bond the developer to lease a fixed percentage of the "Acquisition
units to low-income families at specified rental rates. - Rehabilitation
California Community
Nonprofit mortgage banking consortium designed to
_ New Construction
Reinvestment
provide long-term debt financing for affordable
-Rehabilitation
Corporation Cor CCRC)
p (
multifamily rental housing. Nonprofit and for-profit
-Acquisition
developers contact member banks.
Federal National
Fixed-rate mortgages issued by private mortgage
Mortgage Association
_ Homebuyer Assistance
(Fannie Mae)
insurers.
Mortgages which fund the purchase and
- Homebuyer Assistance
rehabilitation of a home.
- Rehabilitation
Low down -payment mortgages for single-family
homes in underserved low-income and minority
- Homebuyer Assistance
cities.
Provides first and second mortgages that include
Freddie Mac Home
rehabilitation loan. County provides gap financing
Works
for rehabilitation component. Households earning
_ Homebuyer Assistance
up to 80% area median income qualify.
" New construction of
Savings Association
Pooling process to fund loans for affordable
rentals, cooperatives, self
Mortgage Company
ownership and rental housing projects. Nonprofit
help housing, homeless
Inc.
and for-profit developers contact member
shelters, and group
institutions.
homes
3-27
Lodi Housing Element
3.3 CONSTRAINTS
A number of factors may constrain the development of housing, particularly housing
affordable to lower-income households. These factors can generally be divided into
"governmental constraints," or those that are controlled by federal, state, or local governments,
and "nongovernmental constraints," factors that are not generally created or affected by
governmental controls.
An analysis of these factors can help in the development of programs that lessen the effect of
construction on the supply and cost of housing.
NONGOVERNMENTAL CONSTRAINTS
Mortgage and Rehabilitation Financing
The availability of financing affects a person's ability to purchase or improve a home. Under
the Home Mortgage Disclosure Act (NMDA), lending institutions are required to disclose
information on the disposition of loan applications by the income, gender, and race/ethnicity
of the applicants. This applies to all loan applications for home purchases and improvements,
whether financed at market rate or with government assistance.
In 2013, as reported under HMDA,' 543 households applied for a mortgage to purchase a
primary residence, and lending institutions approved financing for 85% of those requests. By
comparison, in 2007, the overall loan approval rate was 47% and in 2001 83% of loans were
approved. While the market tightened in 2007, it seems to have recovered to earlier lending
rates. As a result, households are finding it easier to secure loans. Of the 543 loan requests, VA -
guaranteed mortgage requests had the highest rate of loan origination (88.46%); however, FHA
and conventional mortgage requests closely followed at 81.31% and 86.12%. American
Indian/Alaska Native, Black or African American, and Native Hawaiian/Pacific Islander
applicants experienced a high rate of loan origination at 100.00%. Asian and White applicants,
on the other hand, experienced a lower rate at 90.00% and 84.35%, respectively. However, three
census tracts (44.03, 45.01, and 45.02) have concentrations of either non -Whites or
low/moderate-income persons, or both, and experienced a loan denial rate that was
significantly lower than the overall rate in the city.
To address potential private market lending constraints and expand homeownership and home
improvement opportunities, the City of Lodi offers a first-time homebuyer assistance program.
This program assists extremely low-, very low-, low-, and moderate -income residents by
increasing access to favorable loan terms to purchase or improve their homes.
Cost of Land
A key factor in determining housing costs is the price of raw land and any necessary
improvements. Over the course of the last several years, virtually no land has been sold in the
city since 2007. The price of existing homes continues to incrementally increase since the
economic downturn. According to local developers at the stakeholder meeting, residentially
zoned land anywhere in the city would not sell for more than $150,000 to $200,000 per acre at
'Home Mortgage Disclosure Act LAR data, 2013, http://www.consumerfinance.gov/hmda/.
3-28
Chapter 3: Resources and Constraints
present.' In 2001, the average selling price was $75,000 to $100,000. This is an increase in the
cost of land from previous years.
Construction Costs
Single -Family Homes
Various factors can affect the cost of building a single-family house, including the type of
construction, custom versus tract development, materials, site conditions, finishing details,
amenities, square footage, and structural configuration. These factors create a wide variation in
construction costs. A basic, 1,200 -square -foot starter home could be constructed in Lodi for
$214,000, including land cost,permit and development impact fees site preparation, and other
miscellaneous costs, excluding developer fee or profit.
Multifamily Homes
Contacts with multifamily housing developers in the Lodi region indicate that construction
costs for multifamily housing units, including land and site preparation costs, materials and
labor, fees, and related expenses„are discouraging for new construction. The construction costs
for a 1,000 -square -foot unit are approximately $125,000 which includes land cost, permit and
development impact fees, site preparation, and other costs, excluding developer fee or profit.
GOVERNMENTAL CONSTRAINTS
Local policies and regulations impact the price and availability of housing and subsequently the
provision of affordable housing. Land use controls, site improvement requirements, fees and
exactions, permit processing procedures, and other factors can constrain the maintenance,
development, and improvement of housing. This section discusses potential governmental
constraints, as well as policies that encourage housing development in the city.
The City of Lodi adopted its Development Code in March 2013. The analysis below is based
on the standards set out in the Development Code.
General Plan Designations and Permitted Densities
The Land Use Element was updated as part of the comprehensive General Plan update in 2010.
The element sets forth the City's development policies. These policies, as implemented by the
Development Code (Title 17 of the Lodi Municipal Code), establish the amount of land
allocated for residential and other uses within the city. The Land Use Element establishes 14
land use designations in total, including six that allow residential uses (see Table 3-9): Low -
Density Residential, Medium -Density Residential, High -Density Residential, Downtown
Mixed Use, Mixed Use Corridor, and Mixed Use Center, and some limited residential use in
Commercial, Industrial, and Overlay Districts. With this most recent General Plan, the City is
emphasizing a dense, mixed-use downtown as well as mixed-use development along the city's
major corridors: Kettleman and Cherokee lanes and Lodi Avenue.
s Estimate from the stakeholders meeting on June 25, 2015.
3-29
Lodi Housing Element
Table 3-9: Development Standards, by Land Use Designation
Land Use District
Residential Density (du/ac)/ Floor Area Ratio (FAR)
District Code
Residential
Low -Density Residential
2-8
RLD
Medium -Density Residential
8-20
RMD
High -Density
15-35
RHD
Mixed -Use
Downtown Mixed Use
8-35/3.0
DMU
Mixed Use Center
8-35/ 1.0
MCE
Mixed Use Corridor
2-35/ 1.2
MCO
Commercial
—
Office
—
O
General Commercial
—
GC
Industrial
—
Industrial District
—
M
Overlay
—
Planned Development
—
PD
Medium- and high-density residential and the mixed-use designations all allow multifamily
housing by right. The Mixed Use Corridor designation permits 100% residential development
except along Cherokee Lane and Lodi Avenue, where 25% and ground -floor frontage should be
commercial active uses, respectively. Likewise, the Downtown Mixed Use designation requires
ground -floor active uses. Still, the range of districts that permit residential development and
the densities they offer (2-35 units per acre) allow for a variety of housing types and therefore
do not serve as a constraint to housing development.
Smart Growth and Transit -Oriented Development
Both the General Plan, adopted in April 2010, and the Transit -Oriented Design Guidelines for
Downtown prioritize locations for high-density development. The first guiding principle of the
General Plan seeks to maintain the city's compact form, with virtually all new development
located within 3 miles of downtown. Lodi's downtown and major transit and commercial
corridors (including Lodi Avenue, Cherokee Lane, and Kettleman Lane) are priority areas for
high density and mixed use with primarily residential development, in order to capitalize on
access to transit, public facilities, and services. New growth areas are focused around mixed-use
centers that envision a range of housing choices (including high-density development,
appropriate for below -market -rate housing). Three new schools and several parks are
intentionally located next to mixed-use centers and the highest residential densities to promote
walkability and access to services. The General Plan and TOD Design Guidelines serve to
remove constraints to affordable housing by supporting housing choices, including high
density.
3-30
Chapter 3: Resources and Constraints
Zoning Standards and Permitted Housing Types
The existing Development Code regulates the type, location, density, and scale of residential
development and exists to protect and promote the health, safety, and general welfare of
residents. In addition, the Development Code serves to preserve the character and integrity of
existing neighborhoods. As shown in Table 3-10, Lodi's Development Code includes design
standards and guidelines for districts that permit residential development.
The development standards contained in the City's Development Code are consistent with
other cities of Lodi s size and character. Examples include maximum lot coverage from 45% to
60% and height limits of 35 feet in low- and medium -density designations and 60 feet in high-
density zones. Table 3-10 summarizes the City's development standards. Note that densities in
the Sites Inventory are determined by the General Plan designation.
Development Standards
Table 3-10 shows the development standards and residential uses permitted by zoning district.
Symbols in the table represent the following: A - allowed use; UP - use permit required; MUP
- minor use permit required; X - use not allowed. In the Planned Development district, the
development standards will vary depending on the requirements of the underlying zoning
district.
3-31
Zoning Standards
Max Density (du/ac)'/
Floor Area Ratio
Min Lot Size (sq ft) —
single family'
Min Lot Width (ft)'
Front Yard Setback (ft)
Side Yard Setback (ft)
Rear Yard Setback (ft)
Building Coverage (%) /
Floor Area Ratio
Max Building Height (ft)
Parking (spaces/unit)
Housing Types Permitted
Single -Family Dwelling
Two -Family Dwellings
(duplex)
Multifamily (3 or more
dwelling units)
Accessory Uses
Caretaker Quarters
Home Occupations
Live/Work Projects
Seasonal Farmworker
Housing
Chapter 3: Resources and Constraints
Table 3-10: Residential Development Standards and Housing Types Permitted by Zone
A
UP
UP
X
X
Zoning District
X
X
X
varies
RLD
RNID
RHD
DMU
NICE
MCO
GC
0
M
PD
8
20
35
8-35/3.0
8-35/ 1.0
2-35/ 1.2
FAR 0.60
FAR 0.60
FAR 0.60
varies
5,500
5,000
4,000
None
None
8,000
8,000 sq. ft.
8,000 sq. ft.
10,000
varies
X
A
A
X
X
50 wide by
X
UP
X
varies
50
50
50
None
None
100 deep
750
75
75
varies
15
15
15
None
None
10
10
10
10
varies
X
A
A
X
X
X
X
X
None or 20 if
varies
5
5
5
None
None
5
None
None
adjacent to
varies
residential
None or 20 if
None, or 10
None or 10
None or 10
10
10
10
if residential
if residential
10
if residential
10
adjacent to
varies
residential
45
50
60
3.0
1.0
1.2
FAR 0.60
FAR 0.60
FAR 0.60
varies
35
35
60
75
75
60
35
35
70
varies
Varies, see discussion
below.
A
UP
UP
X
X
UP
X
X
X
varies
X
A
A
X
X
A
X
X
X
varies
X
A
A
A
A
A
X
X
X
varies
A
A
A
A
A
A
X
X
X
varies
X
A
A
X
X
X
X
UP
X
varies
MUP
MUP
MUP
MUP
MUP
MUP
X
X
X
varies
X
UP
UP
A
A
A
X
X
X
varies
X
A
A
X
X
X
X
X
X
varies
3-32
Chapter 3: Resources and Constraints
Source: Chapter 17, Lodi Municipal Code
I. Varies depending on dwelling type.
2. Varies with a second dwelling unit.
3-33
Zoning District
Zoning Standards
RLD
RNID
RHD
DMU
NICE
MCO
GC
0
M
PD
Transitional/Supportive
Housing
A
A
A
A
A
A
X
X
X
varies
Second Dwelling Units
A
A
A
X
X
X
X
X
X
varies
Residential Shelters
A
X
UP
varies
Mobile Homes/RV Park
X
X
UP
X
X
X
X
X
X
varies
Source: Chapter 17, Lodi Municipal Code
I. Varies depending on dwelling type.
2. Varies with a second dwelling unit.
3-33
Lodi Housing Element
Yards and Setbacks
Yard and setback requirements are consistent with permitted densities in residential zones: 15
feet in front, 10 feet in rear, and 5 feet on each side. Yard and setback requirements within the
other zoning districts are typical in comparison with most jurisdictions.
Building Coverage
The City's building coverage standards are reasonably related to the density provisions in each
residential zone. In residential zones, permitted building coverage ranges from 45% to 60% in
the RLD zone (low density) to 60% in the RHD zone. Building coverage pertains to the primary
(main) building and any accessory structures.
Lot Size and Lot Area per Dwelling Unit
In zones designated for residential low and medium density, minimum lot size is 5,500 square
feet and 5,000 square feet respectively. Zones allowing high-density residential development
have a minimum lot size of 4,000 square feet.
Building Height
Permitted building heights range from 35 feet in low- and medium -density zones to 60 feet
(four stories) in the high-density zone. Residential uses are allowed in the General Commercial
and Office zones, which have a maximum building height of 35 feet. In the industrial zone, the
maximum building height increases to a maximum of 70 feet. In the city's mixeduse districts
(DMU, MCO, and MCE), the maximum building height ranges from 60 (five stories) to 75 feet
(six stories). Lodi's Development Code includes a provision for exceptions to standard height
limitations for non -habitable architectural elements and structures.
Parking Standards
Lodi's minimum parking requirements are based on the gross floor area of a use. Where a site
has multiple tenants, the minimum number of parking spaces is based on the aggregate
number of parking spaces required for each separate use.
The minimum parking requirements are two spaces within a garage for a single-family home
and two covered spaces per unit for a duplex. The requirements for a multifamily dwelling are
one covered spaced per one -bedroom unit or two spaces per two-bedroom unit (one must be
covered), plus one uncovered guest space for every five units. For senior housing projects, a
minimum of 0.75 space for each unit with half the spaces covered, plus one guest parking space
for each ten units, is required. Few parking spaces are required for senior congregate care
facilities, which requires 0.5 space for each residential unit, plus one space for each four units
for guests/employees. The City's parking ratios are reasonable in relation to the likely demand
for parking from different residential uses.
The City allows variations to these parking requirements. When two or more adjacent
nonresidential uses have distinct and different peak parking usage periods, a reduction in the
required number of spaces may be allowed. Other reductions in parking may be allowed
through granting of a use permit so long as the justification for needing fewer parking spaces is
well documented, the parking reduction will not adversely affect the other adjacent businesses
or uses, and the modified parking is consistent with other uses of similarly intensity.
3-34
Chapter 3: Resources and Constraints
Design Guidelines
The City adopted Transit -Oriented Development Design Guidelines for Downtown in 2008
and has general design guidelines as part of the update to the Development Code, to
implement the policies of the General Plan and Housing Element. These documents do not
serve as a constraint to development. In fact, they serve to alleviate constraints, since they
provide detailed guidance about the City's design preferences (e.g., ground -floor features,
green design, and parking) that can assist an applicant in preparing an application that
conforms to the City's regulations.
Development Standard Conclusion
The City's development standards do not impose a constraint to achieving maximum
residential densities and are reasonably related to neighborhood quality goals and protecting
the health and safety of residents.
Permitted Housing Types
Licensed Residential Care Facilities
The city has 24 licensed residential care facilities: eight adult residential care, nine residential
care facilities for the elderly, two adult day care facilities, four small residential care homes for
children, and one group home. Residential care facilities are licensed by the State of California
to provide permanent living accommodations and 24-hour supervision for persons in need of
personal services, supervision, protection, or assistance for sustaining the activities of daily
living. Licensed residential care facilities include hospices, nursing homes, convalescent
facilities, sanatoriums, and group homes for minors, persons with disabilities, and people in
recovery from alcohol or drug addiction. Under state law, the City of Lodi is required to permit
licensed residential care facilities that serve six or fewer persons by right in residential districts.
Facilities that serve more than six people can be required to have a use permit. The City's
Development Code was updated to allow all types of residential care facilities of six of fewer
individuals permitted by right in residential zones
Extremely Low -Income Households
Assembly Bill 2634 (Lieber, 2006) requires the quantification and analysis of existing and
projected housing needs of extremely low-income households. Elements must also identify
zoning to encourage and facilitate supportive housing and single -room occupancy (SRO) units.
SRO units are generally small in nature and lack separate kitchen or bathroom facilities for
every unit. Meals are often provided, and residents stay on a permanent or semi-permanent
basis; rent is often accepted on a weekly or monthly basis. SRO units are frequently one of the
only sources of housing available to extremely low-income people (in Lodi, a one-person
household making $13,950 or less annually qualifies as extremely low income). The
Development Code currently treats SROs the same as any group residential use.
Supportive and Transitional Housing
Supportive and transitional housing is geared toward individuals and families who have been
homeless and who benefit from supportive services such as job counseling and day care as they
get back on their feet and are able to afford their own house or apartment. Residents in
supportive and transitional housing typically stay up to a year before moving out. According to
state law, supportive and transitional housing must be treated the same as any other residential
3-35
Lodi Housing Element
use in a residential zone. The City Council adopted a Development Code amendment on
August 19, 2015, to allow transitional and supportive housing in all zones that allow residential
uses. ,
Emergency Shelters
Recent state law (SB 2) mandates that jurisdictions either permit emergency shelters by right in
one or more zones or enter into a multi -jurisdictional agreement with neighboring
jurisdictions to fund and operate a shelter or shelters to meet their collective homeless need.
Lodi currently meets this new requirement—emergency shelters are allowed by right in the
General Commercial (GC) zone. This zone was selected based on access to transit, public
facilities, and commercial services. GC sites are all located primarily in downtown Lodi and
along Cherokee Lane (a major commercial street with transit access, located adjacent to the
eastern residential neighborhoods). Currently, there are five vacant GC sites ranging from 0.24
to 23.06 acres in size that could accommodate emergency shelters. Moreover, there are older
motels along Cherokee Lane that could be used as emergency shelters if necessary. In sum,
available land and existing structures would accommodate the estimated homeless
population—approximately 90 unsheltered persons, as described in Chapter 2.
Second Units
The City defines a second unit as "an additional living unit on a lot within a single-family
zone." A second unit is a self-contained unit with separate kitchen, living, and sleeping
facilities. A second unit can be created by (1) altering a single-family dwelling to establish a
separate unit or (2) adding a separate unit onto an existing dwelling. In accordance with state
law, second units are allowed without the requirement of a use permit in the RLD, RMD, and
RHD zoning districts.
The City requires that second units be architecturally compatible with the existing single-
family dwelling. They must have separate exterior entrances and be no larger than 640 square
feet in floor area or 30% of the existing living area of the primary residence, whichever is less.
The unit must also have one off-street parking space in addition to the parking required for the
existing residence.
Farmworker Housing
Farmworker or employee housing is property used temporarily or seasonally for the residential
use of five or more unrelated persons or families employed to perform agricultural or
industrial labor. The accommodations may consist of any living quarters, dwelling, boarding
house, tent, bunkhouse, mobile home, manufactured home, recreational vehicle, travel trailer,
or other housing accommodations maintained in one or more buildings, or one or more sites,
and the premises upon which they are situated, including area set aside for parking of mobile
homes or camping of five or more employees by the employer. State law (Sections 17021.5 and
17021.6 of the Health and Safety Code) requires the City to treat employee housing that serves
six or fewer persons as a single-family structure and permitted in the same manner as other
single-family structures of the same type in the same zone and also to treat employee housing
consisting of no more than 12 units or 36 beds as an agricultural use and permitted in the same
manner as other agricultural uses in the same zone (Section 17021.6) in zones where
agricultural uses are permitted. The Development Code treats permanent housing for
farmworkers who live in Lodi year-round the same as other permanent housing (i.e., single
3-36
Chapter 3: Resources and Constraints
family or multifamily). Seasonal or migrant farmworker housing is treated the same as group
residential. Program 1.1 is proposed to amend the Development Code to comply with the state
Employee Housing Act.
Development Process
Growth Management Allocation Ordinance
In 1991, the City adopted a Growth Management Allocation Ordinance (GMAO) to regulate
the location, amount, and timing of residential development.
Under the ordinance, the maximum number of housing units approved each year by the City
reflects a 2% increase in population. Unused permits rollover to the next year and there is no
annual limit on the number of resulting permits that may be utilized. Additionally, this
limitation does not apply to certain types of units, including senior citizen housing and projects
of four units or less.
The ordinance establishes a residential density allocation system, with the goal of promoting a
mix of housing types in the designated percentages listed in Table 3-11. These percentages were
derived from the breakdown in existing housing units in Lodi when the ordinance was first
conceived in 1989.
Table 3-11: Growth Management Ordinance Breakdown by Density
Housing Type Units/Acre Percentage 2015 Growth Management Allocation Units
Low Density <8 65 291
Medium Density 8-20 10 45
High Density 1,535 25 1 1 1
Total — 100 447
Source: City of Lodi, General Plan 2010
The allocation for a given year is calculated in the following manner: Lodi's DOF population
estimate x 0.02 - Lodi's DOF estimate of persons per household = number of allocations. For
example, the current city population is 63,719 as of January 1, 2015, and new Department of
Finance numbers show Lodi at 2.85 persons per household in 2015. In 2015, 447 units are
available. Calculate 2% of the city's current population: 63,719 x 2% = 1,274.38. Divide 1,274 by
the average number of persons per household 1,274 / 2.85 = 447.15. Divide the 447.15 (447)
units into the three housing types: 65% low density; 10% medium density; 25% high density.
The breakdown by density establishes an upper limit for the number of permits, but does not
guarantee that the density quotas for the three categories are attained by the end of a given
year. Because in most years demand has been less than available permits, an inventory of
available permits has built up. For example, permits for 49 single-family units were pulled from
2013 through April 2015, leaving many unused allocated units.
3-37
Lodi Housing Element
Assuming that Lodi's population continues to grow at 1.5% annually, the average growth rate
from 2000 to 2015, the City will continue to accumulate and not build out, at the potential
number of allocation units for 2015. More importantly, this means that in total, development
permits for approximately 4,923 units will be available to fulfill Lodi's RHNA, which is 1,931.
The density breakdown of these allocations appears in Table 3-12. Of the City's 4,923 total
allocations, 3,472 remain for low density, 411 remain for medium density, and 1,040 remain
for high density. Taking into account the planning period, based on an average number of
persons per household of 2.8 and a 1.5% growth rate, an estimated 8,817 allocated units will be
available for development by the end of the planning period.
Table 3-12 Remaining Growth Management Allocation
Residential Density (units/acre) 2015 Remaining Allocations 2014-2023
Low Density
3,472
-2,531
Medium Density
411
389
High Density
1,040
974
Total 4,923 8,817
How Permits are Allocated and Points Awarded
Proposed developments receiving the highest number of points under an annual permit
application process receive allocations. Projects are ranked by point -score and eliminated as
necessary in order to equal the number of permits allowed for a given year. No single-family
development is allowed to receive more than one-third of the permits available in any single
year unless the number of applications is less than the total permits available for the year. The
current GMAO excludes commercial and industrial projects; senior housing; on-site
replacement of housing in existence as of September 1, 1989; and projects of four units or less.
To facilitate the development of affordable units, Program 1.2 proposes to exclude affordable
housing from units that are required to receive allocations.
In practice, demand for permits has not exceeded the supply since 1991. Since that time there
has been a backlog of available permits which rolls over from year to year. There is no cap on
the number of allocations that can be granted annually nor is there an expiration date.
Moreover, multifamily and affordable housing are eligible for 30 additional points.
Additionally, multifamily housing is eligible for up to 20 bonus points for landscaping and
architectural design, not available to single-family developments. In addition, projects with
units affordable for low- and moderate -income households can earn up to 10 points. However,
because of the large number of permits available, this scoring system is not expected to be
necessary or used during this Housing Element planning period.
Conclusion
Overall, the Growth Management Allocation Ordinance does not present a substantial
constraint to development during this planning period. There are more than enough available
allocations to meet housing demand. There is no annual cap on the number of allocations that
can be granted and no expiration on the permits Moreover, senior units are exempt from the
allocation process and affordable units will be exempt.
3-38
Chapter 3: Resources and Constraints
However, the allocation process adds time and cost upfront to the development process for two
reasons. The allocations occur once a year and an investment is required on the applicant's part
to provide the level of site plan and application detail required by the City to receive an
allocation. The reason the City only accepts allocations once a year is so that projects can be
compared. Generally, projects submitted in May will receive allocations by the end of the
calendar year. The time and cost are recouped for successful applicants who receive allocations
because their proposed site plans and other details of the development proposal are reviewed
and approved by the City during the allocation process. This provides a degree of certainty and
ultimately efficiency in the approval process.
Once a development proposal is approved, an applicant may proceed with a Tentative
Subdivision Map (TSM). Approval of the TSM is the final major regulatory process for the
applicant. Following approval of the TSM and allocation of housing units, the applicant
generally need only apply for ministerial approvals (final subdivision map, building permits,
etc.). Applicants can apply for multiyear allocations (up to three years), which further reduces
the long-term cost of receiving development approvals under the allocation process. However,
use of housing allocations must be done in accordance with the schedule approved and
construction occur in the year for which the allocation applies.
The City of Lodi does not believe that added costs exist with respect to the Growth
Management Allocation Ordinance. The time frame for project review and approval is
consistent with, if not shorter than, other communities. The review of site plans in the approval
of multifamily projects is consistent with sound planning practice and other jurisdictions.
Finally, since the inception of the ordinance, no medium or high density request has been
denied that is consistent with existing General Plan designations and zoning; this is important
given the statewide and local need for affordable housing opportunities.
Development Review Process
A city's development review process—the steps and the time that it takes to review and make a
decision on a development application—can serve as a constraint to residential development.
This section explains the City of Lodi's development review practices.
Administrative Deviations
Minor deviations from the provisions of Lodi's Development Code are approved through the
processing of an administrative deviation. This process requires the submittal of an application
and involves review and approval by Community Development and Public Works and Electric
Utility Department staff only or can be referred to the Planning Commission, and can be
submitted for land located within any zoning district. Administrative deviations are issued only
because of special circumstances such as topography or size constraints that obstruct
development of a site. Lodi's Development Code identifies the only modifications for which an
administrative deviation can be issued. These modifications include off-street parking
requirements, setback requirements, area and width requirements, height requirements, and
landscaping requirements. Modifications are only allowed up to a certain percentage of the
standard requirements.
3-39
Lodi Housing Element
Site Plan and Architectural Review
The development review process includes site plan and architectural review for certain
development projects by the Site Plan and Architectural Review Committee (SPARC). The
purpose of this review is to ensure compliance with the Development Code and promote
orderly development. Projects required to obtain site plan and architectural approval are sign
permits, site plan and architectural approval for multiple single-family homes, and site plan
and architectural approval for commercial and industrial buildings. More specifically, SPARC
review is required for the following:
• Multiple single-family detached homes and accessory structures in the R-1, R -IE, and
R-2 zoning districts. Multifamily dwellings and accessory structures in the RMD and
RHD zoning districts. Temporary structures that will be removed within one year.
• Additions and alterations in all zoning districts, except the R-1, R -IE, R-2, RMD, and
RHD zones, that do not meet the specific criteria above. Nonresidential development
containing up to 10,000 square feet of total gross structure area. Nonresidential
development containing 10,000 square feet or more of total gross structure area.
Site plan and architectural review is facilitated by the SPARC, which was established to assist
the Planning Commission in reviewing site plans and architectural drawings. Four of the five
members are appointed by the Mayor, while the SPARC is appealable to the Planning
Commission. The Planning Commission is the final regulatory authority that issues decisions
on most developments within the city. SPARC meetings are open to the public and are publicly
noticed.
Applicants are required to submit the following information to the committee:
• A site plan of the proposed structures that complements the neighborhood and
preserves light and air on adjoining properties;
• Landscaping and/or fencing of yards and setback area, use of landscaping, and/or
fencing for screening purposes;
• Design of ingress and egress;
• Off-street parking and loading facilities;
• Drawings or sketches of the exterior elevations; and
• Designation of location of existing fire hydrants.
These requirements are relatively easy to meet and do not add significantly to the cost or time
required for site plan review since these elements are already required for planning and
building approval processes and proceed in parallel. The SPARC meets monthly or as needed.
The review process proceeds as follows:
• Planning staff reviews site plan and architectural review applications to determine if
projects require discretionary approval from the Planning Commission in addition to
site plan and architectural review. Discretionary approval may be required if a project
needs a use permit or variance—it does not apply to individual single-family homes
and accessory structures, including additions and alterations, under individual
3-40
Chapter 3: Resources and Constraints
applications in the R-1, R -1E, and R-2 zoning districts, nor to ground -floor additions
and alterations deemed visually or functionally insignificant by the Planning
Department the other hand, condo conversions would trigger a use permit, though
existing tenants would have the first right of refusal.
• If it is determined that discretionary approval is required, the application in question is
sent to the Planning Commission for review of the site plan and architectural features.
• If the application falls into one of the categories requiring site plan and architectural
review (but does not require discretionary approval), it is reviewed by the SPARC.
• The approval body, whether the Planning Commission or the SPARC, has the power to
approve or disapprove the application or to approve the application subject to
compliance with modifications or conditions to comply with the City's Municipal Code
and other applicable laws and regulations. This evaluation against existing laws serves
as the findings for approval or denial.
• The SPARC has up to 21 days to make a decision. Upon approval of submitted plans,
or at the expiration of 21 days, the City issues a building permit, provided that all
building code requirements have been met and the applicant does not need a use
permit (which triggers Planning Commission review).
• The SPARC's decision may be appealed to the Planning Commission. Appeals must be
filed in writing, with a $300 fee, within 10 days of the SPARC's decision.
Development Review Time Frame
The development review time frame is affected by several factors. Some of these factors, such as
the amount of time it takes to (a) determine the completeness of an application, (b) determine
if environmental review is necessary, and (c) approve or disapprove a project from the date
environmental review is complete or determination of categorical exemption is made, are
within the control of jurisdictions. Other factors, such as the time it takes to gather application
materials or complete an environmental document, are largely in the hands of developers. Still
other factors such as the availability of project financing are dependent upon the state of the
economy.
The City complies with state law by taking only 5-10 days to determine whether an application
is complete and 5-10 days to determine if environmental review is required (the State actually
allows up to 30 days for both of these steps) as well as only 180 days when an EIR is required or
60 days when a negative declaration is made (or the project is exempt from CEQA) to approve
or disapprove a project (see Table 3-13). However, typically, project approvals take longer
because of the factors discussed above that are out of the City's control as well as additional
steps such as conditional use permits and construction permits that may be required.
A typical single-family development will require a residential allocation, tentative and final
tract map, environmental review (negative declaration or EIR), Planning Commission review,
City Council review (if a Planning Commission decision is appealed), and construction permits
(building, grading, etc.). From start to finish, the process will typically take 6 to 12 months. A
large or complex project, particularly one triggering state or federal environmental mandates,
can take longer. A typical multifamily development will require a residential allocation,
environmental review (negative declaration or EIR), Planning Commission review, City
3-41
Lodi Housing Element
Council review (if a Planning Commission decision is appealed), and construction permits
(building, grading, etc.). From start to finish, the process will typically take 6 to 12 months.
Multifamily and single-family developments are also required to go through the Site Plan and
Architecture Approval Committee process. It takes two to four weeks to complete staff review
before the development can be submitted to the committee. Then, the committee takes 21 days
to review the project. It should be noted that smaller developments in the city such as one
single-family home or two- to four -unit multifamily structures are only required to obtain
building permits and are not required to go through the SPARC.
Table 3-13: Development Review Process Time Frame
Time Frame for Review (maximum # of days to approve)
Type o f
Approving
To Determine
To Determine
To Approve)
Development Type of Approval'
Authority'
Completeness
Environmental
Disapprove Project4
of Application
Review'
49% or more units
400 sq. ft. or less
Variance
5-10 business
5-10 business
are affordable); 60
is permitted by
approved by
5-10 business
5-10 business
4-6 weeks (typically
Second Unit right; above 400
Planning
days
days
exempt from
sq. ft. requires a
Commission
CEQA)
Variance
CEQA
Single -Family
Multifamily (no
180 days if EIR
zone change)
required (only 90 if
49% or more units
Multi -Family (PD
Permitted by Planning
5-10 business
5-10 business
are affordable); 60
zone change)
right Division
days
days
days if a negative
Affordable
declaration required
Housing
or exempt from
CEQA
Senior Housing
State -Defined
Planning
5-10 business
5-10 business
Large Licensed
Commission
days
days
6-12 weeks
Residential Cares
Use permit
Source: City of Lodi 2015.
1. Permitted by right, permitted with a Use Permit, etc.
2. Planning Division (ministerial), Planning Commission andlor City Council, etc.
3. To determine whether an environmental impact report, negative declaration, or mitigated negative declaration shall be required.
4. From date environmental review is complete or determination of categorical exemption made. Times listed for approval/disapproval do not
take the time needed for the PD zone change into account.
5. Licensed residential care facilities are licensed by the State of California to provide permanent living accommodations and 24-hour
primarily nonmedical care and supervision for persons in need of personal services, supervision, protection, or assistance for sustaining the
activities of daily living. Living accommodations are shared living quarters with or without separate kitchen or bathroom facilities for each
room or unit, Licensed residential care facilities include hospices, nursing homes, convalescent facilities, and group homes for minors,
persons with disabilities, and people in recovery from alcohol or drug addictions.
3-42
Chapter 3: Resources and Constraints
Constraints to Housing for Persons with Disabilities
Given that persons with disabilities frequently have difficulty finding housing that meets their
needs, the State requires special analysis of governmental constraints to housing for persons
with disabilities.
Zoning and Land Use Policies and Practices
Lodi's Development Code permits certain detached and attached accessory uses and various
projections into yards and setbacks. While the Development Code does not specifically indicate
that facilities for access by persons with disabilities are permitted, accessory uses such as ramps
or lifts for handicapped accessibility are similar to the permitted uses that are specified.
Requests for reasonable accommodations are approved administratively (without the
requirement of a public hearing or other special review) unless the nature of the request
triggers a major design review, which is unlikely. The City does not charge a separate fee for
such consultation, and any representative of an applicant (including the applicant) can make a
request to the City for reasonable accommodations. Reasonable accommodations requests are
subject to a building permit and generally take 10-15 business days to approve.
There are no specific programs or provisions in the Development Code that specifically
obstruct the development of housing or other structures that accommodate persons with
disabilities. However, there are no special provisions either, which may be a constraining factor
on improvements and developments focused to meet the special needs of persons with
disabilities. The City is currently in the process of updating its reasonable accommodation
procedure to include land use and zoning requests (Program 1.1).
On- and Off-site Improvement Standards
Site improvements are an important component of new development and include roads, water
and sewer, and other infrastructure necessary to serve the development. Improvement
requirements are regulated by the City's Subdivision Ordinance. Within the existing city limits,
off-site improvement requirements are typically limited because the infrastructure needed to
serve infill development is already in place. Where off-site improvements are required, they
typically relate to local improvements to existing facilities to accommodate higher -density
development or to repair or replace aged infrastructure.
Street Improvements
Street improvement standards can have a significant impact on housing cost. The cost of
providing streets for new residential developments, in turn, is primarily influenced by the
required right-of-way width, pavement width, and pavement improvement standards. Table
3-14 summarizes Lodi's right-of-way and pavement requirements for the hierarchy of streets.
The right-of-way and pavement requirements allow for adequate though slightly narrower
streets in residential areas than in many communities. Minimum pavement widths of 50 feet or
more for collector streets and 40 feet of more for residential streets are common among local
jurisdictions. Lodi's Subdivision Ordinance includes a provision for reimbursement to
developers for excess widths of street construction, more than 68 feet for construction of new
streets, and widening in excess of half of the adjacent side of the right-of-way.
3-43
Lodi Housing Element
Required street improvements include curbs, gutters, and sidewalks of at least 5.5 feet in width.
The minimum sidewalk improvement standard is consistent with accessibility requirements for
persons with disabilities and is adequate for ensuring pedestrian access in residential areas.
Planting strips equaling 2% of the 5.5 -foot swath are also required.
Table 3-14: Street Standards
Street Type Required Right -of Way (ft) Required Pavement Width (ft)
Minor Residential
50
30,34
Standard Residential
55
35,39
Minor Collector
60
44
Major Collector
68
52
Local
66
52
Secondary Arterial
80
64
Minor Arterial
94
78
Major Arterial
118
102
Source: City of Lodi Department of Public Works, Public Improvement Design Standards, 1991
Energy Conservation
Energy conservation is encouraged in new subdivisions. Designs of new subdivisions must
provide for future passive or natural heating/cooling systems.
Drainage
Lodi requires that developers of residential subdivisions prepare a grading plan and a master
storm drainage plan for the area associated with the tentative map. Grading plans must show
the elevation and drainage direction a minimum of 100 feet outside the boundary of the
proposed map/area. It is required to include erosion and sediment control measures. No inter -
lot or cross drainage is permitted so all water should drain to the public street or public
drainage facility. Upon completion of the grading, the applicant must provide an as -built
grading plan. Storm drains must conform to the City's master storm drainage plan. Any
facilities within the subdivision that are not part of the City's master plan are the developer's
responsibility. However, the City Council has the ability to grant credits to developers for
storm drain lines and manholes that developers construct. Payment of mitigation for drainage
impacts is included in the City's development impact fee.
Landscaping and Lighting
Residential subdivisions must have landscaping, including at a minimum street trees,
landscaping with irrigation in common areas or open space areas, and any additional
landscaping required by the reviewing authority. To the extent possible, plant materials should
be drought -resistant or drought -tolerant. Streetlights must also be installed, pursuant to City
policy and approved by the Utility Department.
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Chapter 3: Resources and Constraints
Sanitary Sewers
Each parcel in the subdivision should be provided connection to public utilities including
electricity, gas, water, wastewater, and telecommunications. With each subdivision, a master
sanitary sewer plan must be created by the applicant to comply with the City's design standards
and master sanitary sewer plan. Installation is required to comply with the current City policies
and standards. In the event that developers are asked to construct oversized facilities, the City
of Lodi has established a mechanism by which the developer is reimbursed for excess
improvements. As part of the development impact fee paid by developers, funding, in part, for
construction, operation, and maintenance of citywide sanitary sewer facilities is provided.
Potable Water
Internal water transmission pipelines and appropriate off-site connection facilities are required
for all proposed development. The applicant must submit a master water plan that conforms to
the current City master water plan. Similar to the process for sanitary sewers, in the event that
developers are asked to construct oversized facilities, the developer is reimbursed for excess
improvements. The City also levies a development impact fee that is used, in part, to construct,
operate, and maintain citywide water system facilities.
Code Enforcement
The Building Department provides assistance to applicants and owners in meeting state and
local codes by publishing compliance forms, handouts, and worksheets and through the plan
check process. The City's Code Enforcement Unit within the Lodi Police Department
administers the code enforcement program that works to bring substandard homes into
compliance with all applicable building and health and safety codes. The unit works closely
with the Lodi Improvement Committee in developing improvement programs. Over the past
10 years, approximately 1,800 housing units that were identified as out of compliance have
made improvements. Using this rate as an average, the City should be able to rehabilitate
approximately 1,080 housing units during the planning period. The City recently instituted a
code enforcement tool through its website, allowing community members to report violations
and track progress in rectifying the program. This tool is expect to assist in increasing
reporting of violations, as well as increase accountability for the City in issuing violations or
warnings and for property owners to bring their properties into compliance.
Fees
Development Impact Fees
The City of Lodi levies development impact fees for all the various municipal facilities and
services under the City's jurisdiction. Although requiring developments to either construct site
improvements and/or pay pro rata shares toward the provision of infrastructure and public
services is common practice, these requirements nonetheless result in increases to the cost of
housing development and in turn, the final sale price or rent of housing. Despite the initial cost
that impact fees impose on new homes, such fees are necessary to protect the public health and
safety.
3-45
Lodi Housing Element
Calculating Fees: Residential Acre Equivalent
Development impact fees can serve as a constraint to affordable housing development. Lodi's
current fee program incentivizes development through a reduced fee schedule (set to expire
December 2019), as well as incentivizes multifamily development by decreasing fees as the
development becomes more dense. The revised -reduced impact fee program is described
further in Program 3.1.
3-46
Chapter 3: Resources and Constraints
Table 3-15: Reduced Development Impact Mitigation Fees ($/acre)
Land Use Category
Impact Fee Low Density Medium Density High Density
Water
Wastewater
Storm Drainage Zone I/
Zone 2
South Wastewater Trunk
(required if project benefits
from this trunk)
Streets
Police
Fire
Parks & Recreation
General City
DUE /Meter Size I
$/Meter Size I
DUE/Unit)
$/Meter Size I
DUE/Unit
$/Unit
DUE/Unit
Varies
$846—$96,841
Varies
$1,152—$131,880
1.00
Zone I $567
Zone 2 $1,725
1.00
Varies
$846—$96,841
Varies
$1,152—$131,880
0.50
Zone 1$284
Zone 2 $862
0.84
Varies
$846—$96,841
Varies
$1,152—$131,880
0.40
Zone I $228
Zone 2 $693
0.70
$/Unit
$481
$405
$337
DUE/Unit
1.00
0.54
0.54
$/Unit
$289
$157
$157
DUE/Unit
1.00
0.84
0.70
$/Unit
$307
$258
$215
DUE/Unit
1.00
0.84
0.70
$/Unit
$157
$132
$110
DUE/Unit
1.00
0.84
0.70
$/Unit
$1,1 1 1
$1,334
$1,584
DUE/Unit
1.00
0.84
0.70
$/Unit $251 $211 $176
DUE/Unit 1.00 0.84 0.70
Art in Public Places
$/Unit $33 $27 $23
Total (per dwelling unit) $5,187—$233,5482 $4,401—$232,1072 $4,018-231,5432
Source: City of Lodi, Public Works Department, Development Impact Mitigation Program, Schedule of Reduced Fees 1 (2012, revised March 4,
2015).
I. Varies with meter size.
2. This range occurs due to the varying fees associated with water, wastewater, and south wastewater trunk fees, which vary depending on the
size of the development. For a calculation of the average fees for a single-family home or multifamily housing development see discussion
below on Total Fees Estimates and Comparisons. A Dwelling Equivalent Unit (DUE) is a factor that quantifies the demand on a facility for
different land use types in terms of their equivalence to a low-density residential unit. A low-density residential unit is assigned a DUE factor of
1.0. The DUE factor for each of the other land use categories is determined based on the anticipated demand for each land use category
relative to the anticipated demand for a low-density residential unit. Demand is measured differently for each component (listed below). For
example, demand for police facilities is based on the potential number of persons served. If each person were assumed to equal one person
served and a low-density residential unit is assumed to have 2.85 persons per household, then a low-density residential unit would equal 2.85
persons served and have a DUE of 1.0.
• Component: Demand Variable • Fire: Persons Served
• Water. Hydraulic Capacity Factor • Parks: Persons Served
• Wastewater. Hydraulic Capacity Factor • Electric Utility. Load Factor
• Storm Drainage: Runoff Coefficient • General City Facility: Persons Served
• Transportation: Trip Generation • Art in Public Places: Persons Served
• Police Persons Served
3-47
Lodi Housing Element
Planning Fees
The Community Development Department collects the fees listed in Table 3-16. Many of the
fees include a base fee as well as an hourly charge for staff time. The department operates on an
hourly basis. The fee is a deposit against expected time and cost to complete. The deposit
amounts listed are averages, and more complex projects require additional funds. Planning fees
could total about $1,792 to 5,940 for a single-family dwelling and likewise for a multifamily
unit.
Table 3-16: Planning Fees
Fee Category Fee Amount
Planning and Application Fees
Administrative Deviation
$350 + Hourly
Annexation
$4,000 + Hourly
Appeals
$300
Document Imaging
$50
Development Plan Review
$2,500 + Hourly
General Plan Amendment
$3,000 + Hourly
Home Occupation
$100
Landscape Review
$175 + Hourly
Live Entertainment Permit
$200
Mitigation Monitoring
Hourly
Nonresidential Condominium Conversion
$2,500 + Hourly
Pre -Development Review
$250
Rezone
$2,000 + Hourly
Site Plan and Architectural Review
$1,875 + Hourly
Staff Consultation
Hourly
Use Permit
$2,000 + Hourly
Variance
$1,000 + Hourly
Subdivision
Lot Line Adjustment
$650 + Hourly
Tentative Parcel Map
$2,500 + Hourly
Tentative Subdivision Map
$4,600 + Hourly
Environmental
Preliminary Environmental Assessment
$250 + Hourly
Environmental Impact Report
Hourly
Negative Declaration
$900 + Hourly
Source: Lodi Planning Fee Schedule, 711114.
3-48
Chapter 3: Resources and Constraints
Total Fee Estimates and Comparisons
The minimum cost of developing a basic 1,200 -square -foot single-family home would be an
estimated $214,000, including land acquisition, finished lot expenses (curb/sidewalk),
construction, and fees (Lodi and other agencies combined). A typical single-family home
would necessitate $5,187 in development impact fees, $5,000 in building fees, and a range of
$1,792 to $5,940 in planning fees. Therefore, City fees represent about 6%-8% of the
development costs -fairly low compared to the typical threshold of about 12%.
A multifamily 1,000 -square -foot unit would require development impact fees of about $4,018
per unit, $2,000 in building fees, and a range of $1,792 to $5,940 in planning fees. The cost of
developing such a unit is estimated at $125,000 including land acquisition, finished lot
expenses (curb/sidewalk), construction, and fees (Lodi and other agencies combined).
Therefore the City's total fees represent about 6%-10% of total development costs.
A review of planning fees from neighboring cities reveals that Lodi's fees are in line with, if not
lower than, those charged in other San Joaquin County jurisdictions. While it is difficult to do a
direct comparison of fees collected across jurisdictions because the types of fees jurisdictions
levy vary somewhat, Table 3-17 compares several common fees. Annexations, tentative parcel
maps, negative declarations, and appeals are less expensive in Lodi than in Tracy, Stockton,
and Manteca, while general plan amendment, rezone, and use permit fees are in line with those
charged in these surrounding jurisdictions. Given this information, the City's planning fees are
not seen as a constraint to residential development.
Table 3-17: Comparison of Fees Across Jurisdictions
Fee Category
Lodi
Tracy
Stockton
Manteca
Annexation
$4,000
$10,815
$5,536-
$12,482
$12,070
Appeals
$300
$284
$404
$2,916
General Plan Amendment
$3,000
NA
$2,473
$7,116
Negative Declaration
$900 + Hourly
$1,463
$2,713
$3,150
Rezone
$2,000 + Hourly
$2,627
$5,595
$1,630-$5,354
Tentative Parcel Map
$2,500 + Hourly
$7,519
$5,416
$4,160
Use Permit
$2,000 + Hourly
$350-$5,495
$768-$3,755
$2,261-$4,455
Source: City of Lodi Planning Fee Schedule, 7/1/14, City of Tracy Master Fee Schedule, 6/5/2012; City of Stockton Fee Schedule 2015; City of
Manteca Community Development Department Planning Division, Fee Schedule, 3/18/2014.
ENVIRONMENTAL, INFRASTRUCTURE, AND PUBLIC SERVICE
CONSTRAINTS
Environmental factors, including a lack of necessary infrastructure or public services, can
constrain residential development in a community by increasing costs and reducing the
amount of land suitable for housing. As discussed below, the City's water, sewer, and storm
drain facilities are adequate to accommodate the existing and future development of Lodi. The
following discussion addresses the constraint which environmental and infrastructure issues
may pose on housing development for the City of Lodi.
3-49
Lodi Housing Element
As part of the General Plan update in 2010, an infrastructure assessment was undertaken to
determine infrastructure demand, supply, and projected improvements in both infill and new
growth areas. Although the assessment was completed for a 2030 planning horizon and full
General Plan development potential, the analysis completed will accommodate the 2023
horizon and Housing Element sites presented in Section 3.1. Note that these are conservative
estimates, since the infrastructure analysis includes both residential and nonresidential uses
identified in Phase 1 of the General Plan.
Historically, the city has grown in increments, which has ensured the availability of public
services for new development while avoiding adverse impacts to levels of service to existing
residents. New development is assessed a development impact mitigation fee, which in part,
funds the incremental improvements to the water, sewer collection and disposal, and drainage
systems. One of the City's major goals, identified in the General Plan, is to maintain an
adequate level of service in the city's infrastructure to meet the needs of existing and projected
development.
To comply with Senate Bill (SB) 1087, the City will immediately forward its adopted Housing
Element to its water and wastewater providers so they can grant priority for service allocations
to proposed developments that include units affordable to lower-income households.
Storm Drainage and Flood Control
The City of Lodi has two documents that address stormwater quality: the City of Lodi
Stormwater Management Plan Program and the Stormwater Development Standards Plan.
Based on revised flood risk evaluations prepared by the Federal Emergency Management
Agency (FEMA) for the City of Lodi and San Joaquin County, effective October 19, 2009, flood
hazards are a constraint to development only in two areas of the city: the area immediately
adjacent to the Mokelumne River along the city's northern boundary, and the area around the
White Slough Water Pollution Control Facility. No new development is planned within either
of these areas, as shown in Figure 3-3. Most of the city lies in Zone X, which describes lands
subject to the 0.2% annual (500 -year) flood zone or that lie within the 100 -year flood zone, but
with flooding depths less than 1 foot. This suggests that these areas have a low susceptibility to
major flooding, but would be inundated, with depths less than 1 foot, during a 500 -year flood
event.
Levees or berms along the Mokelumne River protect the city from flood events. As long as
levees are not overtopped and maintain their structural integrity, flooding is considered to be
very unlikely. Should a major storm event cause levees to be overtopped or if a levee fails,
flooding would occur. Flooding also can occur when runoff exceeds the capacity of local
systems and cannot drain adequately. The city's existing stormwater system functions well,
with no substantial flooding problems. With new stormwater improvements, the City does not
have any constraints to the sites identified in this Housing Element.
Based on the City's incremental approach to annexation and the extension of the public
facilities and services through the payment of development fees, Lodi does not anticipate that
residential development will be impeded in infill areas or the areas to be annexed due to
drainage or flood control issues.
3-50
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Chapter 3: Resources and Constraints
Water Service
The City of Lodi operates the potable water distribution system that serves all areas within the
city limits. The City's water supply comes from groundwater via 28 municipal wells, with 240
miles of distribution pipeline and two storage preserves, with a safe yield for the area estimated
to be about 15,000 acre-feet per year. Under terms of an agreement with the Woodbridge
Irrigation District (WID), 6,000 acre-feet per year of surface water is also currently available. In
addition, further groundwater and surface water supplies will be made available through the
annexation process, since new land area increases the safe yield and WID supplies available to
the City, respectively. The City has developed a conjunctive water management use of the
surface water and groundwater supply. The City will maximize the use of surface water during
periods when the water supply is plentiful and will save groundwater for the periods when
surface water supplies are short or restricted.
A complete water supply and demand analysis was undertaken as part of the General Plan
update and associated environmental review. Scaling this analysis method from the General
Plan's 2030 growth areas and planning horizon to the 2022 Housing Element sites and horizon
also results in a finding of an adequate water supply to meet demand.
Table 3-18: Projected Water Demand and Supply for the 2015 Housing Element
(acre-feet per year)
Source: Lodi General Plan Environmental Impact Report (SCH#2009022075); City of Lodi Urban Water Management Plan, 2006
I. The UWMP supply availability is the same in a single dry year and multiple dry year scenarios.
2. The proposed General Plan water demand estimates include a 15% reduction in residential use due to water metering.
The General Plan Growth Management and Infrastructure Element also identifies the
following water distribution improvements:
• New wells will be required in the southern and eastern areas of the city. Additional
water storage tanks may be needed.
• Some of the existing 2- and 3 -inch water distribution mains do not have adequate
capacity, particularly for providing fire flows and serving future increases in housing
density and water demand. The City has a water main replacement program to repair,
replace, and make improvements to the City's water service infrastructure in an effort
to ensure reliability.
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Normal Year
Dry Year'
Supply Type
Groundwater (Current Safe Yield)
15,000
15,000
Groundwater (Future Safe Yield)'
4,760
4,760
Surface Water (Current WID Contract)
6,000
3,000
Surface Water (Resulting from Annexation)2
5,100
2,550
Total Supply
30,860
25,310
Total Demand
29,350
29,350
Difference/Potential Shortage (supply -demand)
1,510
-4,040
Percentage of Demand Met by Supply
100%
86%
Source: Lodi General Plan Environmental Impact Report (SCH#2009022075); City of Lodi Urban Water Management Plan, 2006
I. The UWMP supply availability is the same in a single dry year and multiple dry year scenarios.
2. The proposed General Plan water demand estimates include a 15% reduction in residential use due to water metering.
The General Plan Growth Management and Infrastructure Element also identifies the
following water distribution improvements:
• New wells will be required in the southern and eastern areas of the city. Additional
water storage tanks may be needed.
• Some of the existing 2- and 3 -inch water distribution mains do not have adequate
capacity, particularly for providing fire flows and serving future increases in housing
density and water demand. The City has a water main replacement program to repair,
replace, and make improvements to the City's water service infrastructure in an effort
to ensure reliability.
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Lodi Housing Element
The City's General Plan projects that Lodi would have a long-term, reliable water supply of
30,860 acre-feet per year available from its current and future safe yield of groundwater and
surface water supplies, meeting 100% of the estimated demand. During dry years, the reliable
water supply is estimated at 25,310 acre-feet. As a result, potential water shortage at full
development could be 4,040 acre-feet in a dry year, meeting 86% of demand.
Moreover, an updated Urban Water Management Plan (UWMP) was developed in 2015 and is
consistent with state law, this Housing Element, and the General Plan. The UWMP is prepared
to ensure the efficient use of available water supplies, describe and evaluate the existing water
system and historical and projected water use, evaluate current and projected water supply
reliability, describe and evaluate demand management measures, and provide water shortage
contingency plans as required by state law. This UWMP also includes information related to
the 20% by 2020 conservation requirement of the Water Conservation Bill of 2009.
The City of Lodi also has a Water Meter Retrofit Program. It has begun installing water meters
on all unmetered properties in its service area. This is in accordance with California Assembly
Bill 2572, which requires the installation and use of water meters throughout the state. To date,
nearly 3,000 residential water meters have been installed as part of the program. This is in
addition to the existing 1,100 commercial and industrial meters.
As discussed above, the city's desire to grow incrementally is addressed through the
implementation of a Growth Management Allocation Ordinance and the levying of a
development impact mitigation fee. Development that occurs within annexed areas will
provide internal water transmission facilities and pay fees as appropriate for necessary off-site
infrastructure. Therefore, water service will not be a constraint to the City's ability to meet
future housing needs.
Sewer Service
The City of Lodi owns and operates the municipal wastewater system, which collects all
domestic and limited industrial wastewater flows within the city limits. The City also owns and
operates a wastewater treatment plant, the White Slough Water Pollution Control Facility
(WSWPCF), located 6 miles south of the city. The WSWPCF has an average dry weather flow
(ADWF) capacity of 11.8 million gallons per day (mgd) and peak wet weather flow (PWWF) of
22.6 mgd. The ADWF flow to the WSWPCF for 2014 was 5.1 mgd, and the facility has a
permitted capacity of 8.5 mgd, which indicates that the existing facility currently has an excess
capacity of about 3.3 mgd (ADWF). This excess capacity will accommodate much of the
development proposed in this Housing Element. However, the infrastructure assessment for
the General Plan determined that capacity expansion of the WSWPCF would be required in
the early stages of Phase 1. The updated Sewer System Management Plan addresses future
needs for infill and new growth areas. Table 3-19 describes the improvements needed to
adequately meet the needs of the Housing Element sites and other Phase 1 General Plan
development (including nonresidential uses).
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Chapter 3: Resources and Constraints
Table 3-19: Required Sewer Infrastructure Improvements
Location Required Infrastructure
South Wastewater There is excess capacity available in this planned sewer. As of 2008, the only
Trunk Line Master segment of this sewer that has been constructed is the segment through the
Plan Sewer Shed Reynolds Ranch development, which has excess capacity.
Harney Lane Lift Sufficient pump station capacity already planned; part of the South Wastewater
Station Sewer Shed Trunk Line.
Redevelopment Some of the sewers serving the downtown area are currently flowing at or
Sewer Sheds above their design capacity. Additional sewer improvements needed to serve
infill will be determined by preparation of a sewer master plan for these areas.
Capacity expansion of the WSWPCF will be required in the early stages of
Phase I. Alternatively, a scalping plant near the city could be constructed to
WSWPCF provide recycled water for use in/near the city that would reduce the size or
extent of the required new facilities at the WSWPCF. However, there would
need to be a nearby use for the recycled water for a scalping facility to be
feasible. Part of the City of Lodi Wastewater Master Plan.
Source: West Yost Associates 2009
Development within annexed areas will provide sewer collection facilities and pay fees as
appropriate for necessary off-site infrastructure. Infill areas will also require sewer
improvements, as identified above. Since the initial planning steps have been taken to assess
sewer infrastructure needs, expansion of sewer service to meet the City's future housing needs
is not a constraint to development.
Agriculture and the Williamson Act
Nearly all of the soils in the Lodi area are classified, by the US Department of Agriculture, as
prime agricultural soils, some requiring frequent irrigation. Historically, various parcels within
this area have been subject to Williamson Act compliance.' Potential residential annexation
areas, defined by Phase 1 of the General Plan and described in Section 3.1, include 73 acres of
land covered by active Williamson Act contracts. Of these acres, 68 acres are designated for
Low Density Residential and 5 acres for Medium Density Residential. The City does not need
this land in order to accommodate its share of the RHNA (specifically the below -market -rate
units) and does not intend to pursue annexation until those contracts have expired and the
market is ready for urban development.
Protection of Habitat and Species
The San Joaquin County Multi -Species Conservation and Open -Space Plan (SJMSCP) is a 50 -
year habitat conservation plan that seeks to protect agriculture, open space, habitat, and
wildlife, in order to address the impacts of urban development and conversion of open space
land. In 2001, the City of Lodi adopted the SJMSCP, thereby allowing project applicants to use
' The Williamson Act is a mechanism by which agricultural land is preserved for a specified
period of time.
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Lodi Housing Element
this plan to mitigate open space conversions while satisfying CEQA requirements. Project
applicants may pay an in -lieu fee that mitigates cumulative impacts; dedicate habitat lands as
conservation easement or fee title; purchase mitigation bank credits from a mitigation bank
approved by SJMSCP; or propose an alternative plan, consistent with the SJMSCP goals and
equivalent in biological value. It should be noted that there are no known protected species in
areas encompassed by the housing sites listed in this document.
In preparing the SJMSCP, land uses and habitats were mapped throughout the county and
categorized into land use categories to help determine compensation fees. Potential annexation
areas described in Section 3.1 fall into three of the SJMSCP compensation zones and include
the following per acre fees per the 2015 fee schedule: No Pay Zone ($0), Multi -Purpose Open
Space Land ($7,281), and Agricultural Habitat Open Space ($14,543). As a voluntary plan,
developers have the option to participate (or not) depending on site evaluation. Participation
may increase or decrease the costs associated with mitigating the environmental impact,
depending upon site specific conditions. Although electing to pay an in -lieu fee would increase
development costs, this cost is the same as other cities in the county that participate in the
SJMSCP.
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4. Housing Strategy
The provision of housing is a critical concern for cities throughout California. The housing
element is a city's major statement of local housing strategy, providing an integrated set of
goals, policies and programs to improve the condition and availability of housing.
4.1 GOALS AND POLICIES
H -G1 Provide a range of housing types and densities for all economic segments of
the community while emphasizing high quality development, homeownership
opportunities, and the efficient use of land.
H -PLL Promote the development of a broad mix of housing types through the following
mix of residential densities as described in Policy GM -P4 of the Growth
Management and Infrastructure Element.
H -P1.2 Regulate the number of housing units approved each year to maintain a
population -based annual residential growth rate of 2%, consistent with the
recommendations of the Mayor's Task Force and the Growth Management
Allocation Ordinance.
H -P1.3 Facilitate and encourage the development of affordable and senior housing units.
H -P1.4 Maintain and regularly update the City's land use database to monitor vacant
residential land supply.
H -P1.5 Pursue available and appropriate state and federal funding programs and
collaborate with nonprofit organizations to develop affordable housing.
H -P1.6 Promote the expeditious processing and approval of residential projects that
conform to General Plan policies and City regulatory requirements.
H -P 1.7 Reduce the cost impact of City policies, regulations, and permit procedures on the
production of housing, while assuring the attainment of other City objectives.
H -P 1.8 Intersperse extremely low-, very low-, and low-income housing units within new
residential developments and ensure that such housing is visually
indistinguishable from market -rate units.
H -P 1.9 Promote the development of senior and other special needs housing near, and/or
with convenient public transportation access to, neighborhood centers,
governmental services, and commercial service centers.
H -G2 Encourage the maintenance, improvement, and rehabilitation of existing
housing stock and residential neighborhoods, particularly in the Eastside area.
H -P2.1 Encourage private reinvestment in older residential neighborhoods and private
rehabilitation of housing.
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Lodi Housing Element
H -P2.2 Use available and appropriate state and federal funding programs and collaborate
with nonprofit organizations to rehabilitate housing and improve older
neighborhoods.
H -P2.3 Give housing rehabilitation efforts high priority in the use of Community
Development Block Grant (CDBG) funds, especially in the Eastside area.
H -P2.4 Support the revitalization of older neighborhoods by keeping streets and other
municipal systems in good repair.
H -P2.5 Allow reconstruction of existing housing in the Eastside area and in commercially
or industrially designated areas in the event such housing is destroyed or
damaged.
H -P2.6 Implement historic preservation guidelines to preserve historically significant
residential structures and ensure that infill projects fit within the context of the
neighborhood. (See the Community Design and Livability and Conservation
elements for implementation of this policy.)
H -P2.7 Enforce residential property maintenance standards.
H -G3 Ensure the provision of adequate public facilities and services to support
existing and future residential development.
H -P3.1 Support the use of CDBG funds for the upgrading of streets, sidewalks, and other
public improvements.
H -P3.2 Ensure that new residential development pays its fair share in financing public
facilities and services and pursues financial assistance techniques to reduce the
cost impact on the production of affordable housing.
H -P3.3 Ensure that all necessary public facilities and services are available prior to
occupancy of residential units.
H -P3.4 Require that park and recreational acquisitions and improvements keep pace with
residential development.
H -G4 Promote equal opportunity to secure safe, sanitary, and affordable housing for
all members of the community regardless of race, sex, or other discriminatory
factors.
H -P4.1 Seek to address the special housing needs of persons with disabilities, with lower
incomes, large families, seniors, single -parent households, farmworkers, and
persons in need of temporary shelter.
H -P4.2 Make available to the public information on nonprofit, county, state, and federal
agencies that provide education, mediation, and enforcement services related to
equal housing opportunity.
H -P4.3 Modify existing regulations that govern the conversion of apartments and mobile
home parks to condominiums to protect the safety and investment of purchasers
of the condominiums and minimize the impacts on rental tenants.
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Chapter A. Accomplishments
H -P4.4 Work with surrounding jurisdictions to address the needs of the homeless on a
regional basis.
H -P4.5 Cooperate with community-based organizations that provide services or
information regarding the availability of assistance to the homeless.
H -P4.6 Promote fair housing programs and services to residents and property owners in
Lodi.
H -G5 Encourage residential energy efficiency and reduce residential energy use.
H -P5.1 Require the use of energy conservation features in the design and construction of
all new residential structures and promote the use of energy conservation and
weatherization features in existing homes.
H -P5.2 Pursue residential land use and site planning policies, and promote planning and
design techniques that encourage reductions in residential energy consumption.
WVIZI»4'ul42hIFINd101ZIJ:T•ZC7;7_1'u&i
The following programs describe actions that the City intends to implement during the time
frame of this Housing Element (2015 through 2023). For some of these programs, the
description includes a target (quantified objective) for the number of units to be produced or
households to be assisted during the Housing Element time frame.
H -G1 Provide a range of housing types and densities for all economic segments of
the community while emphasizing high quality development, homeownership
opportunities, and the efficient use of land.
Program 1.1: Revise Development Code
The City will revise Title 17 of the Lodi Municipal Code (Development Code) to reduce
barriers to, and provide incentives for, the construction and conservation of a variety of
housing types:
• Amend the Development Code to comply with the state Employee Housing Act
(Health and Safety Code Sections 17021.5 and 17021.6) to treat employee housing for
farmworkers or other employees that serves six or fewer persons as a single-family
structure and permitted in the same manner as other single-family structures of the
same type in the same zone (Section 17021.5). The Development Code will also be
amended to treat employee housing consisting of no more than 12 units or 36 beds as
an agricultural use and permitted in the same manner as other agricultural uses in the
same zone in zones where agricultural uses are permitted (Section 17021.6).
• Work with the San Joaquin County Housing Authority in developing procedures and
guidelines for establishing income eligibility for the "reserved" units and for
maintaining the "reserved" units as affordable units for at least 30 years. The City shall
seek Housing Authority administration of the reserved units.
• Amend the Development Code to include a definition for "group residential" that
includes all living situations with shared living quarters without separate kitchen or
bathroom facilities for each room or unit, including boarding houses, dormitories,
and single -room occupancy units.
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Lodi Housing Element
• Specify procedures for requesting reasonable accommodations for persons with
disabilities that allow for administrative (ministerial) approval of accessible features.
Create explanatory handouts for those wishing to request reasonable
accommodations.
Responsibility: Community Development Department, Planning Commission, City Council
Time Frame: Develop procedures and guidelines for establishing income eligibility for
"reserved" units within two years from adoption of Housing Element.
Complete Development Code amendments within one year of adoption of
this element.
Funding: General Fund
Objective: Reduce regulatory barriers to the provision of housing.
Program 1.2: Revise Growth Management Allocation Ordinance
The City will revise its Growth Management Allocation Ordinance to exempt housing units
affordable to extremely low-, very low-, or low-income households with long-term
affordability restrictions. The City will also monitor the program to ensure that it does not
represent a constraint to multifamily and affordable housing for all income groups. The
program should be evaluated for cumulative effects of all development application
requirements and costs by the end of the planning period.
Responsibility: Community Development Department
Time Frame: Revise Growth Management Allocation Ordinance within a year of adoption
of this Housing Element and evaluate implementation by the end of the
planning period.
Funding: Application fees
Objective: Expedite the residential development approval process for affordable housing.
Program 1.3: Personal Security Standards
The City will continue to implement design standards applicable to all new residential
projects with the objective of improving the personal security of residents and discouraging
criminal activity. Design standards will address issues such as the placement of landscaping,
accessory buildings, and accessory structures in a manner that does not impede the City's
ability to conduct neighborhood police patrols and observe potential criminal activity,
lighting and other security measures for residents, and the use of materials that facilitate the
removal of graffiti and/or increase resistance to vandalism.
Responsibility: Community Development Department
Time Frame: As projects are submitted to the Planning Division.
Funding: Development fees
Objective: Reduce the susceptibility of residential properties and neighborhoods to
criminal activity and increase residents' perception of personal safety.
4-4
Chapter A. Accomplishments
Program 1.4: Land Inventory
The City will maintain a current inventory of vacant, residentially zoned parcels and a list of
approved residential projects, and will make this information available to the public and
developers, including information on underutilized sites within the downtown area with
residential or mixed-use development potential. The City will update the inventory and list at
least annually.
To maintain adequate sites throughout the planning period to accommodate the City's
RHNA, pursuant to Government Code Section 65863, the City will monitor available
residential capacity and evaluate development applications, particularly in nonresidential
and/or mixed-use zones. Should an approval of development result in a reduction of capacity
below the residential capacity needed to accommodate the remaining need for lower-income
households, the City will identify and zone sufficient sites to accommodate the shortfall to
ensure that the "no net loss" provision is upheld (i.e., if any units that had been designated for
subsidized housing are developed as market rate, then an equal number of units must be
designated in their stead).
The inventory update of infill sites should focus on opportunity sites along Mixed Use
Corridors, in the Downtown Mixed Use designation, and in residential areas downtown, as
identified in the Land Use Element. The City promotes the land inventory and the availability
of each update through the City's website, a notice at the Community Development Permit
Counter, and a press release subsequent to each update.
Responsibility: Community Development Department
Time Frame: Maintain a current land vacant residentially zoned land, as projects are
approved.
Funding: General Fund; contributions from property owners
Objective: Increase the potential for infill development, thereby reducing the need to
prematurely annex land and convert agricultural land to urban use.
Program 1.5: Pursue State and Federal Funds in Support of Housing Construction
The City will continue to pursue available and appropriate state and federal funding sources
to support efforts to construct housing meeting the needs of extremely low-, low-, and
moderate -income households, to assist persons with rent payments required for existing
housing units, to provide supportive services, and to provide on- and off-site improvements
and public facilities, in support of affordable housing projects. The City takes the following
actions in pursuit of state and federal funding:
a. Meet annually with private nonprofit and for-profit affordable housing providers and
public agencies that are interested in constructing affordable housing (and keep in
contact with them throughout the year), providing special needs housing or shelter,
and/or providing supportive services for low-income and special needs residents. The
purpose of the annual meetings will be to discuss priorities for lending City support
for funding requests for affordable housing projects and programs during the
subsequent 12 to 24 months. The City will promote these annual meetings through
direct notices to private and public entities that have provided housing or supportive
services in Lodi or that expressed an interest in doing so in the past.
4-5
Lodi Housing Element
b. Provide support to other entities (nonprofit organizations, for-profit affordable
housing providers, and public agencies) that apply directly for state or federal funds.
Examples of support to be provided by the City include: (1) expedited processing of
planning permits that are needed before an applicant can submit a state or federal
funding request or receive funds; (2) providing information to complete a funding
request (such as demographic, housing, or economic statistics in support of an
application); and (3) letters of support for projects or programs that the City has
approved (including preliminary or conceptual approval). This can help support
organizations such as the Central Valley Low Income Housing Corporation and the
LOEL Foundation which provide services to extremely low-income households.
c. Apply directly for state and federal funding under programs in which the City must
be the applicant.
In pursuing state and federal funding, and working with other private and public entities to
provide affordable housing, the City seeks to increase the availability of housing and
supportive services to the most vulnerable population groups and those with the greatest
unmet needs, such as very low-income and frail seniors, persons with disabilities who cannot
live independently, persons with developmental disabilities, farmworkers and their families,
low-income large families, and single -parent households, particularly those with small
children.
Responsibility: Community Development Department
Time Frame: For Action a., annual meetings, 2015-2023; for Action b., quarterly each
year, depending on funding deadlines for specific state and federal
programs, 2015-2023; for Action c. semi-annual review and assessment of
funding opportunities based on (1) funding cycles and eligible activities
for various state and federal programs, (2) projects and programs
proposed to the City for state or federal funding, and (3) City staff
capacity to prepare funding requests.
Funding: California Multi -family Housing Program, California Housing Finance
Agency Affordable Housing Partnership Program, Low -Income Housing
Tax Credits (State and federal), CalHome Program, Federal Home Loan
Bank -Affordable Housing Program, Enterprise Community Partners,
Federal Department of Housing and Urban Development Programs -
Section 221(d) (low-income), Section 202 (elderly), Section 811 (persons
with disabilities), National Stabilization Program, and Joe Serna Jr.
Farmworker Housing Fund
Objective: 20 extremely low-, 50 very low-, and 50 low-income housing units.
Program 1.6: Encourage Efficient Use of Land for Residential Development
The City encourages the efficient use of land for residential development while reducing the
premature conversion of agricultural land to urban use. The City uses the following
approaches:
The General Plan Growth Management and Infrastructure Element guides
contiguous development through the identification of three expansion phases. The
third phase includes Urban Reserve designations that define future growth areas if
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Chapter A. Accomplishments
initial phases are built out. (See the Growth Management and Infrastructure Element
for details.)
In response to the City's dual goals of preserving agricultural land/open space and
supporting employment in the agriculture industry, the City will develop an
agricultural conservation program that establishes a mitigation fee to protect and
conserve agricultural lands. The fee will be assessed for acreage converted from
agricultural to urban use, and used for conservation easements, fee title acquisition,
research, education, and capital improvement projects that benefit agriculture.
(Program details and priority areas are described in the Conservation Element, Policy
C -P7.) Notably, all conservation areas are outside the City's current Sphere of
Influence and future growth areas as delineated in the current Land Use Element and
therefore would not affect any housing sites listed in the inventory herein. The
program will be developed with community input following buildout of Phase 1 of
the General Plan. During development of the program, the City and community
members should consider how to exempt or reduce the fee for high-density and/or
affordable housing projects.
The City has adopted the San Joaquin County Multi -Species Conservation and Open -
Space Plan (SJMSCP), a habitat conservation plan that seeks to protect agriculture,
open space, habitat, and wildlife, in order to address the impacts of urban
development and conservation of open space land. This allows project applicants to
mitigate open space conversions and satisfy CEQA requirements by paying an in -lieu
fee, dedicating land, purchasing credits from a mitigation bank, or proposing an
alternative plan consistent with SJMSCP goals.
Responsibility: Community Development Department, Planning Commission, City Council
Time Frame: Require fee payment as mitigation, ongoing (2015-2023); enforce Urban
Reserve designation and contiguity requirements when this Housing Element
is adopted.
Funding: General Fund
Objective: Preserve agricultural land and reduce the amount of land needed to meet
future urban growth needs.
Program 1.7: Provide Rental Assistance
The City will continue to support the San Joaquin County Housing Authority in its
administration of the Housing Choice Voucher rental assistance program (formerly called the
Section 8 Program). The City's support will include distribution of program information at
the Community Development public counter, distribution of program information to rental
property owners as part of the City's code enforcement activities, annual meetings with
representatives of the Housing Authority to discuss actions the City can take to encourage
greater participation in the Voucher Program by rental property owners, and creation and
maintenance of a link to the Housing Authority's website on the City's website.
Responsibility: Community Development Department
Time Frame: Distribution of Housing Choice Voucher Program information, current and
ongoing, 2015-2023; create website link to Housing Authority website within
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Lodi Housing Element
two years of adoption of this Housing Element, maintain link thereafter,
2015-2023.
Funding: General Fund
Objective: Increase rental property owner awareness of, and participation in, rental
assistance programs.
Program 1.8: Focus on Neighborhood Improvement Initiatives
The City will continue to designate a staff position, Neighborhood Services Manager (NSM),
in the Community Development Department to focus on the implementation of housing and
neighborhood improvement programs. Among the duties of the NSM are to:
• Develop programs and plans to produce housing, especially affordable housing, by
means of new construction, rehabilitation, or acquisition;
• Implement neighborhood improvement programs on a citywide basis and develop
neighborhood improvement strategies;
• Ensure compliance with federal and state laws and regulations and consistency with
local objectives and community requirements;
• Prepare a variety of reports on housing preservation and development, neighborhood
improvement and code enforcement, and other related City activities; and
• Manage programs for housing rehabilitation, first-time homebuyer, and code
enforcement. Through 2018, the City will operate both housing rehabilitation and
first-time homebuyer programs through the Urban County CDBG/HOME Program.
The Lodi Police Department is responsible for enforcing City codes and ordinances
pertaining to neighborhood maintenance; the NSM is tasked with coordinating activities with
the code enforcement supervisor and staff in the Police Department.
Responsibility: Community Development Department; Police Department
Time Frame: Current and ongoing, 2015-2023.
Funding: CDBG, CalHOME Program
Objective: Improve the City's ability to focus on the implementation of housing and
neighborhood improvement programs.
Program 1.9: Annex Land to Accommodate Future Housing Needs as Necessary
The City will pursue annexation of land outside the existing Sphere of Influence to conform
to the development needs for Phases 1, 2, and 3. Subsequent phases should be annexed only
as current phases meet development capacity thresholds, as described in the Growth
Management and Infrastructure Element. South of Harney Lane, an area which would
require annexation, 338 acres have been identified for low-density residential; nearly 100
acres for medium- and high-density residential, and 28 acres for the residential component of
a mixed-use center. Given the backlog of unused housing allocations, recently approved
development projects, and available sites within the current city limits, the City does not need
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Chapter A. Accomplishments
to annex land to meet current housing needs. Nevertheless, the City will initiate the process
with property owners by the end of the planning period.
Responsibility: Community Development Department, Planning Commission, City Council
Time Frame: Pursue discussions with property owners about annexation, as appropriate
according to housing needs, but no later than the end of the planning period
in 2023.
Funding: Annexation and permit fees
Objective: Increase the City's residential development capacity to accommodate its share
of the region's future housing construction needs.
Program 1.10: Provide Homebuyer Assistance
The City will continue to implement a first-time homebuyer down payment assistance
program. The City will continue to participate with the Housing Authority in a countywide
consortium for the issuance of mortgage revenue bonds or mortgage credit certificates to
assist first-time homebuyers. The City will promote the program by providing information at
the Community Development Department's public counter and by providing a link to the
program on the City's website. The City's Neighborhood Services Manager will contact real
estate agents active in Lodi to identify opportunities for program participation.
Responsibility: Community Development Department
Time Frame: Current and ongoing, 2015-2023; provide website link within one year of
adoption of this Housing Element and continue to provide information at the
public counter; Neighborhood Services Manager to meet with local realtors
within one year of adoption of this Housing Element.
Funding: CDBG, HOME, Ca1HOME, Ca1HFA's California Homebuyer's Down
Payment Assistance Program, Mortgage Credit Certificate or Mortgage
Revenue Bonds (through San Joaquin County or a local government
consortium)
Objective: 24 homebuyers: 4 very low-, 10 low-, and 10 moderate -income housing units.
Program 1.11: Promote the City's Multifamily Housing Development Standards
The City will continue to promote its multifamily development standards through the
Community Development Department's link to the City's website, information brochures
available at the Community Development Department, pre -application meetings, and a
notice to the local homebuilders, realtors, and contractors associations.
Responsibility: Community Development Department
Time Frame: Current and ongoing (2015-2023); information is currently available on the
City's website and at the public permit counter. The City also encourages pre -
application meetings. These practices will continue indefinitely. A notice of
the City's multifamily development standards will be distributed to industry
organizations within six months of the adoption of this Housing Element.
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Lodi Housing Element
Funding: General Fund, Permit Fees
Objective: Increase awareness of the City's multifamily development standards.
Program 1.12: Subdividing Large Sites for Lower -Income Households
To assist the development of housing for lower-income households on larger sites (more than
10 acres), the City will facilitate land divisions, lot line adjustments, and specific plans
resulting in parcels sizes that enable multifamily developments affordable to lower-income
households. The City will work with property owners and nonprofit developers to target and
market the availability of sites with the best potential for development. In addition, the City
will offer the following incentives for the development of affordable housing including but
not limited to:
• Streamlining and expediting the approval process for land division for projects that
include affordable housing units;
• Deferral or waiver of fees related to the subdivision for projects affordable to lower-
income households; and
• Technical assistance to acquire funding.
Responsibility: Community Development Department
Time Frame: Determine appropriate incentives within one year of adoption. Provide
incentive throughout planning period, as projects are submitted to the
Planning Division.
Funding: General Fund
Objective: Facilitate parcel sizes that that are developable for multifamily affordable
housing and consistent with recommendations/requirements of state, federal,
and local financing programs.
H -G2 Encourage the maintenance, improvement, and rehabilitation of existing
housing stock and residential neighborhoods, particularly in the Eastside area.
Program 2.1: Evaluate Applications for the Demolition of Residential Structures
The City will implement policies and procedures for evaluating applications for demolition of
residential structures. This evaluation will consider the implications of the demolition with
respect to the retention of affordable housing. If demolitions are deemed to result in a
reduction of the amount of affordable housing in Lodi, the City will require the proponent of
the demolition to cooperate with the City in providing relocation assistance to displaced
residents and in determining the means for replacing demolished units. The City will provide
information regarding its policies and procedures on the City's website and at the
Community Development Department's public counter.
The City will determine the most appropriate method of implementing this program through
a review of past demolition permits and conditions.
4-10
Chapter A. Accomplishments
Responsibilitv: Community Development Department
Time Frame: Complete review within six months of adoption of this Housing Element;
implement new review procedures within one year of adoption of this
Housing Element; ongoing thereafter, based on proposals.
Funding: Permit fees, property owner contribution
Objective: Maintain or replace existing affordable housing.
Program 2.2: Assist the Eastside Area with Housing Rehabilitation and Code
Enforcement
The City will continue to combine code enforcement and housing rehabilitation assistance,
targeted to the Eastside area. Code enforcement falls under the purview of the Lodi Police
Department, while the Neighborhood Services Manager (NSM) is responsible for
coordinating rehabilitation efforts. The NSM will promote its program through the Lodi
Improvement Committee, a neighborhood organization that provides direct outreach to area
residents and property owners, by providing information at the Community Development
Department's public counter, and through a link to the program on the City's website. The
NSM will work with the committee to continue marketing the program to Eastside area
residents and property owners.
Responsibility: Community Development Department
Time Frame: Current and ongoing, 2015-2023.
Funding: CDBG, HOME, Ca1HOME, funding
Objective: Improvement of 750 units (including private investment to correct code
violations) over the planning period of this Housing Element: 250 extremely
low /very low, 250 low, and 250 moderateincome.
Program 2.3: Implement Property Maintenance and Management Standards
The City will continue to implement standards for private property maintenance (Chapter
15.30 of the Municipal Code) to (1) control or eliminate conditions that are detrimental to
health, safety, and welfare; (2) preserve the quality of life and alleviate certain socioeconomic
problems created by physical deterioration of property; and (3) protect property values and
further certain aesthetic considerations for the general welfare of all residents of the City of
Lodi.
Responsibility: Police Department (code enforcement), Community Development
Department, Neighborhood Services Division (implementation)
Time Frame: Code enforcement on both complaint and proactive basis; current and
ongoing, 2015-2023.
Funding: Inspection fees, code violation penalties, CDBG funds (for dwelling units
occupied by low-income households)
Objective: Eliminate substandard building and property conditions.
4-11
Lodi Housing Element
Program 2.4: Conduct a Housing Condition Survey
The City will conduct a housing survey to document its efforts at improving housing
conditions and to identify future areas and housing types for targeting its code enforcement,
housing rehabilitation assistance, and neighborhood improvement efforts.
Responsibility: Community Development Department
Time Frame: Complete survey and report to City Council before the start of the next
planning period.
Funding: CDBG, General Fund
Objective: Document housing conditions and establish priorities for future code
enforcement, housing rehabilitation assistance, and neighborhood
improvement efforts.
Program 2.5: Preserve Affordable Rental Housing
There are currently no affordable units at risk of converting to market rate in Lodi. However,
if in the future units become at risk, the City would coordinate a meeting or series of
meetings between the Housing Authority, local nonprofits, and the owner (or owner's
representative) to discuss the owner's intentions to remain or opt out of the federal Housing
Choice Voucher (Section 8) Program and future plans for the property. If the owner intends
to convert the apartments to market -rate housing or sell the property, the City will seek to
facilitate the acquisition of the property by a nonprofit or other entity to preserve the rental
units as affordable housing. The City would not take part directly in negotiations regarding
the property, but would apply for state or federal funding on behalf of an interested nonprofit
entity, if necessary, to protect the affordability of the rental units. The City would request that
the property owner provide evidence that it has complied with state and federal regulations
regarding notice to tenants and other procedural matters related to conversion and contact
HUD, if necessary, to verify compliance with notice requirements.
Responsibility: Community Development Department
Time Frame: Implement this program as necessary.
Funding: Minimal administrative cost to coordinate meetings; CDBG, HOME,
Ca1HFA, Multi -family Housing Program, and Section 207 Mortgage
Insurance for Purchase/Refinance (HUD) as potential funding sources for
preservation
Objective: To preserve affordable rental housing units.
Program 2.6: Target the Eastside Area for Use of Funds for Public Improvements
The City will continue to target a portion of its annual CDBG allocation for public
improvements in the Eastside area in support of its housing rehabilitation and neighborhood
improvement activities. The General Plan Land Use Diagram identifies the Eastside area for
medium and high-density residential, acknowledging opportunities for redevelopment and
reinvestment through density increases. Public investment is intended to stimulate private
investment in order to preserve the character of the neighborhood and introduce new
4-12
Chapter A. Accomplishments
housing, while also improving streetscapes and connections to downtown. In addition, the
City will continue the practice of including conditions in developer agreements of major
projects to pay for rehabilitation of housing units. Funds can be specifically directed toward
units for extremely low- and very low-income households and supportive housing providers,
and will be negotiated on a case-by-case basis.
Responsibility: Community Development Department, Planning Commission, City Council
Time Frame: Annual CDBG allocation, maintain zoning, 2015-2023.
Funding: CDBG, permit fees, impact fees
Objective: Preserve and improve the Eastside area.
H -G3 Ensure the provision of adequate public facilities and services to support existing
and future residential development.
Program 3.1: Collect Development Impact Fees and Enforce Improvement
Requirements
The City will continue to collect a unified development impact fee to pay for off-site public
facilities and services needed for residential development and require that residential
developers continue to provide on-site infrastructure to serve their projects. The City will
continue to charge fees that reflect the actual cost of service provided to housing units
anticipated by this element. Prior to the issuance of building permits, the City will require
evidence that the developer has paid the required school impact fees.
The City will annually review fees to ensure they do not psoe a constraint to development.
Responsibility: Community Development Department, Planning Commission, City Council
Time Frame: Annually review fees.
Funding: General Fund
Objective: Reduce impact fees for multi -family projects based on actual project densities.
Program 3.2: Ensure Adequate Public Services for Residential Development
The City will continue to use its Growth Management Allocation Ordinance to ensure that
the pace of development is consistent with the City's and other public facility and service
providers' abilities to provide public facilities and services and maintain minimum facility
and service standards for the entire community. The City will contact other public facility
and service providers annually during the housing unit allocation process to ensure that these
agencies can serve the increased number of housing units to be allocated.
Responsibility: Community Development Department, Planning Commission, City Council
Time Frame: Annually during housing allocation process, 2015-2023.
Funding: Application fees, development impact fees
Objective: Provide public facilities and services meeting minimum City standards.
4-13
Lodi Housing Element
Program 3.3: Use of CDBG Funds
The City will continue to use CDBG funds to upgrade public facilities and services in older
neighborhoods. (See Program 1.8 for implementation.)
Program 3.4: Provide Park and Recreation Facilities (see General Plan Policy P -P20)
Program 3.5: Support Transit Facilities and Transit -Oriented Development
To coordinate the availability of public transit as Lodi develops and to support transit -
oriented development (TOD) on infill sites and properties with reuse potential, the City will:
a) Ensure the continued construction of transit facilities, facilitate adequate transit
service, and lower the cost of living within the community, with funding to be paid
from traffic impact fees, state and federal funding sources, and "Measure K" sales tax
funds.
b) Determine whether areas with infill/reuse potential (see Program 1.4) qualify as infill
opportunity zones. The City will designate qualified areas that are appropriately
located for higher -density residential and mixed-use developments in such zones near
transit facilities.
c) If adopted under Action b, promote development opportunities in infill zones
through a link on the City's website, an information bulletin to be distributed to
property owners within these zones, and with developers and business organizations
in Lodi, and one or more meetings with business and community organizations to
explain the benefits and implications of infill zone designation for development
opportunities.
d) Use the City's adopted Transit -Oriented Development Design Guidelines to develop
TOD in Lodi's downtown, establishing a framework for infill development and public
improvements, such as streets and open spaces.
Responsibility: Community Development Department, Planning Commission, City Council
Time Frame: For Action a., annually, prior to the adoption of a City budget, 2015-2023; for
Action b., within one year of adoption of this Housing Element, designate
infill opportunities and identify and adopt zoning amendments that are
needed and appropriate to develop in infill opportunity zones within two
years of adoption of this Housing Element; for Action c., within two years of
adoption of this Housing Element, conduct one or more community meetings
; for Action d., ongoing.
Funding: Development impact fees, state and federal transportation funds
ObJective: Increase housing opportunities near transit facilities and encourage forms of
travel other than private vehicles. All income groups will be targeted for TOD
housing. However, extremely low -and very low-income households that may
rely on transit as their primary transportation mode should be prioritized.
H -G4 Promote equal opportunity to secure safe, sanitary, and affordable housing for all
members of the community regardless of race, sex, or other discriminatory
factors.
4-14
Chapter A. Accomplishments
Program 4.1: Promote Fair Housing Services
The City will promote equal housing opportunity for all persons in compliance with state and
federal laws by continuing to provide funding for the operation of the City's Affirmative Fair
Housing Program. Under the program, the City provides information to the public on state
and federal fair laws, provides referrals to county, state, and federal agencies for investigation
of fair housing complaints, and provides financial support to San Joaquin Fair Housing,
which provides landlord -tenant mediation services.
The City will collaborate with San Joaquin Fair Housing to promote fair housing information
and resources at an annual community event. The City of Lodi will promote fair housing
activities and resources by providing links through its website to nonprofit, county, state, and
federal agencies; providing fair housing information at the Community Development
Department public counter; designating a point of contact in the department to handle fair
housing inquiries; and distributing fair housing information at public locations in the city
(such as the Lodi Public Library and the LOEL Senior Center).
Responsibility: Community Development Department
Time Frame: Current and ongoing, 2015-2023; annual community event for display of air
housing information within one year of adoption of this Housing Element;
fair housing links will be provided on the City's website within two years of
adoption of this Housing Element.
Funding: CDBG
Objective: Provide information on fair housing law to the public and support landlord -
tenant mediation services.
Program 4.2: Regulate Condominium Conversion
The City will continue to regulate the conversion of rental housing to condominium or stock
cooperative ownership to reduce the displacement of extremely low-, very low-, low-, and
moderate -income households (see Title 15 of the Lodi Municipal Code). The regulations
ensure that:
4. Residential condominium conversion projects are consistent with the Housing
Element of the General Plan and state law;
5. Converted dwellings meet certain safety, quality, and appearance standards;
6. Purchasers of converted dwelling units are fully informed as to the physical condition
of the structure and facilities;
7. Tenants are provided with notice of the conversion, relocation benefits, and the
opportunity to purchase the residential units being converted; and
8. The City maintains a supply of affordable housing.
Responsibility: Community Development Department, Planning Commission, City Council
Time Frame: Ongoing, 2015 - 2013 and as conversions come forward.
Funding: Application fees
4-15
Lodi Housing Element
Objective: Minimize the impact of displacement of very low-, low-, and moderate -
income households and assure safety of converted units.
Program 4.3: Pursue Regional Solutions to Homeless Needs
The City will continue to support regional solutions to homelessness through its
collaboration with the Salvation Army. The City of Lodi has contributed $418,798 to the
Salvation Army for the expansion or improvement of its facilities. The City is also open to the
possibility of providing funds to other nonprofit organizations. The City will also support San
Joaquin County in implementing the Ten Year Plan to End Homelessness and continue to
have a City representative serve on the Board of the Emergency Food and Shelter Program.
Responsibility: Community Development Department, Planning Commission, City Council
Time Frame: Current and ongoing, 2015-2023; annual review of applications by nonprofit
organizations for use of City's share of CDBG funds.
Funding: CDBG
Objective: Provide regional solutions to homelessness through assistance to nonprofit
organizations and the County who work on solutions to end homelessness in
the region.
Program 4.4: Educate the Public About Affordable Housing
Affordable housing is seen negatively by many in the community; the perception is that
affordable housing drives down property values, increases the demand for services, and
facilitates criminal activity. The reality is that affordable housing helps police officers,
firefighters, teachers, and other low- and moderate -wage workers live in Lodi. The City will:
• Provide information on the City's website regarding housing in Lodi that discusses
typical wages for various jobs that are held in the city and the housing costs that each
earner can afford; and
• Conduct a workshop on the issue of affordable housing, publicizing the event to
neighborhood groups, community organizations, religious institutions, and others.
Discuss affordable housing myths and the value that affordable housing can bring to a
community, as well as important issues to consider.
Responsibility: Community Development Department
Time Frame: Continue to provide a newsletter and conduct at least two workshops during
the Housing Element planning period.
Funding: General Fund
Objective: Provide information to the community about the benefits of affordable
housing.
4-16
Chapter A. Accomplishments
Program 4.5: Incentivize Affordable Housing Development
To incentivize the development of affordable housing opportunities, the City will study the
possibility of providing certain benefits to developers who build affordable units such as
expedition of the development review process and reduction in development impact fees.
Program 3.1 describes modifications to the impact fee program to alleviate disincentives to
multi -family housing construction. In addition, Program 1.2 calls for the exemption of
affordable units from the growth management allocation process, which would eliminate the
time and expense of the process.
As described in Program 1.5, the City will meet annually with private nonprofit and for-profit
affordable housing providers and public agencies that are interested in constructing
affordable housing (and keep in contact with them throughout the year), providing special
needs housing or shelter, and/or providing supportive services for low-income and special
needs residents. The purpose of the annual meetings will be to discuss priorities for lending
City support for funding requests for affordable housing projects and programs during the
subsequent 12 to 24 months. The City will assist applicants in the subdivision of land on
larger sites as necessary to facilitate affordable housing development.
The Needs Assessment identified approximately 2,500 extremely low-income households in
2000. Senior housing has been prioritized due to a growing senior population. Female -headed
households with children, large households, and farmworkers with families require multi -
bedroom units, preferably in multifamily buildings that can provide usable common open
space. The City will continue to assist nonprofit developers with site acquisition, allow
multifamily housing by right in several zoning districts, and identify funding sources to
facilitate development and rehabilitation. For single -person extremely low-income
households, such as persons transitioning out of homelessness, seniors, or others who can be
accommodated with efficiency units, Program 1.1 supports the modification of the
Development Code to broaden the definition of boarding houses and the allowance of single -
room occupancy units. The National Stabilization Program in particular will prioritize units
for very low- and extremely low-income households.
Responsibility: Community Development Department, Planning Commission, City Council
Time Frame: Investigate possible incentives for facilitating the development of affordable
housing and present findings to the City Council within one year of the
adoption of this Housing Element. The Development Code and Growth
Management Allocation Ordinance update will be completed within one year
of the adoption of this Housing Element.
Funding: General Fund, National Stabilization Program and other federal sources (see
also Program 1.5)
Objective: Facilitate the development of affordable housing opportunities in the city.
Program 4.6: Facilitate the Development of Project -Based Section 8 Units
The City will work with nonprofit developers to try and secure project -based Section 8
funding in order to develop and maintain affordable family and senior units in the city.
4-17
Lodi Housing Element
Responsibilitv: Community Development Department, Planning Commission, City Council
Time Frame: Hold a meeting and work with local nonprofits to secure project -based
Section 8 funding within a year and a half of adoption of this Housing
Element.
Funding: General Fund
Objective: Facilitate the development of affordable and senior housing opportunities in
the city.
H -G5 Encourage residential energy efficiency and reduce residential energy use.
Program 5.1: Promote Energy Efficiency and Weatherization Improvements for Older
Homes
The City will continue to promote energy conservation and weatherization improvements as
eligible activities under the Lodi Housing Rehabilitation Program (Program 2.2). The City
will post and distribute information on currently available weatherization and energy
conservation programs operated by the City, nonprofit organizations, and utility companies
through the City's website, the Community Development Department public counter, the
Lodi Public Library, the LOEL Senior Center, and other public locations. The Conservation
Element also promotes energy conservation and weatherization improvements to existing
structures and public buildings.
Responsibility: Community Development Department
Time Frame: Current and ongoing, 2015-2023.
Funding: CDBG, HOME, public and private utilities, nonprofit organizations (such as
the San Joaquin County Department of Aging, Lodi Electric Utility
Department, and Pacific Gas and Electric)
Objective: Increase energy efficiency in older homes.
Program 5.2: Energy Conservation for New Homes
The City will enforce state requirements for energy conservation, including Title 24 of the
California Code of Regulations (state building code standards), in new residential projects
and encourage residential developers to employ additional energy conservation measures in
the design of new residential developments. In addition, the Community Design and
Livability Element addresses green building and construction techniques.
Responsibility: Community Development Department
Time Frame: Current and ongoing, 2015-2023, as part of review of planning and building
permit applications.
Funding: Permit fees
Objective: Increase energy efficiency in the design and construction of new homes.
4-18
Chapter A. Accomplishments
Program 5.3: Encourage Use of Solar Devices Through Voluntary Incentives Program
(see Program C -P40 in the Conservation Element)
4.3 QUANTIFIED OBJECTIVES
The City of Lodi has established quantified objectives for several program categories to
provide measurable standards for monitoring and evaluating program achievements.
Quantified objectives have been established for accommodating the City's share of San
Joaquin County's regional housing needs, new housing construction, housing rehabilitation,
and the preservation of existing affordable housing. The quantified objectives represent the
target goal based on the needs, resources (including, land and financing), constraints,
policies, and programs identified in this element. The quantified objectives for the City's
share of regional housing needs and housing construction differ because the housing
construction objective is based on the City's estimate of the number homes that can actually
be constructed and at each household income level.
Table 4-1: Quantified Objectives
1. Quantified objectives are for the 2014-2023 San Joaquin County Regional Housing Needs Allocation
2. Quantified objectives are based on anticipated market rate housing production (for moderate- and above moderate -income) and
availability of financial resources to assist in the construction of very low- and low-income housing. The proposed Eden Housing senior
development, expected to be financed by CDBG and HOME funds, is included in the extremely low- and very low-income household
categories.
3. Based on historic rate of code enforcement and housing rehabilitation and anticipated availability of state and federal funding between
2014 and 2023. Based on funding potential from CDBG, HOME, and Ca1HOME
4. Currently, no at -risk housing units have been identified that meet conservation requirements.
4-19
Housing Units, by Income
Objective Type
Extremely
Very Low
Low
Moderate
Above
Total
Low
Moderate
Accommodate Regional Share'
248
249
331
333
770
3,891
New Construction
0
40
40
333
1,509
1,922
Homebuyer Assistance
0
2
10
10
0
24
Housing Rehabilitation
50
200
250
250
0
750
Conservation of Rental Housing4
0
0
0
0
0
0
1. Quantified objectives are for the 2014-2023 San Joaquin County Regional Housing Needs Allocation
2. Quantified objectives are based on anticipated market rate housing production (for moderate- and above moderate -income) and
availability of financial resources to assist in the construction of very low- and low-income housing. The proposed Eden Housing senior
development, expected to be financed by CDBG and HOME funds, is included in the extremely low- and very low-income household
categories.
3. Based on historic rate of code enforcement and housing rehabilitation and anticipated availability of state and federal funding between
2014 and 2023. Based on funding potential from CDBG, HOME, and Ca1HOME
4. Currently, no at -risk housing units have been identified that meet conservation requirements.
4-19
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Lodi Housing Element
4-20
A. Accomplishments
A.I OVERVIEW
The success of the updated Housing Element is dependent to a great extent on a useful
examination of the policies and implementation programs included in the previously adopted
Housing Element. The evaluation identifies programs that have been successful in achieving
housing objectives and addressing local needs, as well as programs that require modifications
to address objectives in the updated Housing Element. State law (California Government
Code Section 65588 (a)) requires each jurisdiction review its housing element as frequently as
appropriate to evaluate:
• The appropriateness of the housing goals, objectives, and policies in contributing to
the attainment of the state housing goal;
• The effectiveness of the housing element in attainment of the community's housing
goals and objectives; and
• The progress of the jurisdiction in implementing the housing element.
According to the California Department of Housing and Community Development (HCD),
"Housing Element Questions and Answers: a Guide to the Preparation of Housing Elements,"
the review is a three-step process:
• Review the results of the previous element's goals, objectives, policies, and programs.
The results should be quantified where possible (e.g., the number of units
rehabilitated), but may be qualitative where necessary (e.g., mitigation of
governmental constraints).
• Compare what was projected or planned in the previous element to what was actually
achieved. Analyze the significant differences between them. Determine where the
previous housing element met, exceeded, or fell short of what was anticipated.
• Based on the above analysis, describe how the goals, objectives, policies, and
programs in the updated element are being changed or adjusted to incorporate what
has been learned from the results of the previous element.
A.2 CONSTRUCTION ACHIEVEMENTS
Table A-1 summarizes accomplishments during the 2007-2014 period. At that time, the
City's total RHNA projected by the San Joaquin Council of Governments was 3,891 units.
Actual construction, was 344 units. Some of the "above moderate" units may actually be
affordable to low-income households—given the decline in housing prices in the city—even
though they were not subsidized. Although the RHNA targets were not achieved in actual
construction, the City made available a sufficient number of appropriate housing sites in each
income category to meet RHNA requirements. This is documented in the General Plan
update Land Use Element, which describes potential for low-, medium-, and high-density
residential developments, as well as mixed-use residential units totaling 4,4,00 units.
Moreover, several large development projects, including a variety of density levels and unit
types, were approved during the planning period at high densities, but without subsidies. Due
A-1
Lodi Housing Element
to the local, regional, and statewide housing and lending market constriction, these projects
have not necessarily moved into the construction phase.
Table A-1: Housing Units Produced and Needs Met, by Income (2007-2014)
This section summarizes achievements for each program in the 2007-2014 Housing Element.
Programs are organized within relevant Housing Element goals.
A-2
Units, by Income Category
Extremely/
Above
Very Low
Low
Moderate
Moderate
Total
Regional Housing Needs Allocation
497
331
333
770
1,931
Less Units Constructed
0
3
7
334
344
Less Development Projects
275
280
906
2,001
3,462
Less Vacant Land
532
403
63
114
1,112
Less Underutilized Land
194
104
16
8
322
Surplus
504
459
659
1,687
3,309
Source: Lodi Housing Element 2015
A.3 PROGRAM EVALUATION
This section summarizes achievements for each program in the 2007-2014 Housing Element.
Programs are organized within relevant Housing Element goals.
A-2
Chapter A. Accomplishments
Program
Responsibility Time Frame Accomplishments Continue/Modify/
Delete
Program 1.1: Revise Zoning Ordinance
ResponsibilitX: Time Frame: Objective: Reduce regulatory barriers to the
Within one year of adoption of the Housing Element, the City will
Community Complete Zoning provision of housing.
bring the Zoning Ordinance into conformance with the General Plan.
Development Ordinance Accomplishments:
The City shall revise Title 17 of the Lodi Municipal Code (Zoning
Department, amendments as
Ordinance) to reduce barriers to, and provide incentives for, the
Planning part of the new
construction and conservation of a variety of housing types, including
Commission, City unified
Medium, High -Density, and affordable housing consistent with the
Council development code
policies and programs of this Element. Revisions to Title 17 will
within one year of
include, but not be limited to, the following:
adoption of this
• The addition of a chapter that provides for density bonuses and
Housing Element While the City has established density Modify and
other incentives for projects that include 5% very -low-income
and interim zoning bonuses, it has not established a program continue
housing, 10% low-income housing, 10% median -income housing, and
regulations within with the Housing Authority for administration
senior housing (even if none of the units are income restricted), in
one month of of "reserve" units.
compliance with Sections 65915-65918 of the California
adoption of this
Government Code. The maximum density bonus granted is 35%.
element.
The City shall work with the San Joaquin County Housing Authority
in developing procedures and guidelines for establishing income
eligibility for the "reserved" units and for maintaining the "reserved"
units as affordable units for at least 30 years. The City shall seek
Housing Authority administration of the reserved units. The City
shall establish a program to publicize the availability of the density
bonus program through the City's website, program information at
the Community Development Department public counter, and pre -
development meetings with housing providers (such as the housing
unit allocation stage). The City shall encourage prospective housing
developers to use the density bonus program at pre -development
meetings.
• Conformance with California Government Code sections 65852.3
The City permits manufactured homes on Delete
and 65852.7, which require that manufactured homes in single-
permanent foundations under the some
family zones on permanent foundations be permitted under the
standards as site -built homes.
same standards as site -built homes (with limited exceptions).
• The City will continue to allow, by right, the development of
The City amended the Development Code to
emergency shelters in areas zoned C -M or C-2 (or their equivalent
allow emergency shelters in areas zoned the Delete
under the updated Development Code). These zones typically have
equivalent of C -M or C-2 zones by right
good transit and services access, and allow both commercial and
A-3
Lodi Housing Element
Program Responsibility Time Frame Accomplishments Continue/Modify/
Delete
residential development. The sites inventory identified 2.5 acres
designated Downtown Mixed Use (which is consistent with the C-2
zone as described below) that could be used for emergency
shelters. These sites could accommodate the estimated 94
homeless, including separate shelters for individual adults and
families.
• Addition of definitions for transitional and supportive housing as
well as clarification that they are treated the same as other
residential uses in residential zones. This is intended to help support
housing options for extremely -low income households and others
in need of additional services.
• Addition of a definition of Farmworker housing that does not
conflict with State law definitions for employee housing (beginning
with California Health and Safety Code Section 17000) and
specification of the zoning districts and standards under which such
housing will be permitted. The City will also designate residential
and commercial zones in which Farmworker housing will be
permitted. Such zones will be selected, in part, based on the
availability of vacant land or sites with re -use potential. In
implementing this program, the City will treat permanent housing
for Farmworkers who live in Lodi year-round the same as other
permanent housing (single-family, multi -family, manufactured homes,
etc.) The City will permit seasonal or migrant Farmworker housing
in a similar fashion to group homes with respect to the zones and
conditions for approval. Farmworker housing will be permitted by
right in any zone in which agriculture is a primary permitted use.
• Clarification of residential care facility definition and standards.
Create a definition for "residential care facility" that is broad and
encompasses facilities that care for a range of clients. The City will
specify that all such facilities with six or fewer residents are
permitted in residential zoning districts. The City will also designate
zoning districts in which facilities of seven or more persons will be
permitted through a Use Permit and standards for such facilities. In
addition, to comply with State law, the Zoning Ordinance will be
clarified to explicitly prohibit the overconcentration of residential
care facilities (facilities should be at least 300 feet apart).
A-4
The City amended the Development Code to
allow transitional and supportive housing in Delete
all zones permitting residential.
The City added the definition of farmworker
housing and has designated zoning districts in Delete
which it is allowed.
The City has added a definition and Delete
standards for "residential care facilities."
The City has not yet added a definition for Continue
"group residential."
Chapter A. Accomplishments
Program Responsibility Time Frame Accomplishments Continue/Modify/
Delete
• Amend the Zoning Ordinance to include a definition for "group
residential" that includes all living situations with shared living
quarters without separate kitchen or bathroom facilities for each
room or unit, including boarding houses, dormitories, and SROs.
• Revision of off-street parking requirements (Chapter 17.60) to
reduce standards to: I covered space/ I -bedroom and two covered
spaces/2-bedroom as well as one uncovered space for guests for
every three units.
• Revision of standards for second dwelling units to allow the
conversion of accessory buildings to second units (as well as
allowing detached second units, in general) subject to compliance
with all other zoning and parking standards, an appropriate
minimum lot size for detached second units (640 square feet), and
architectural compatibility with the main dwelling unit. The City will
permit second dwelling units through an administrative permit
process (i.e. ministerial and by right; not requiring a Use Permit) in
compliance with State law (California Government Code section
65852.2).
• Specification of procedures for requesting reasonable
accommodations for persons with disabilities that allow for
administrative (ministerial) approval of accessible features. Create
explanatory handouts for those wishing to request reasonable
accommodations.
• Completion of other significant revisions that will facilitate
residential development and allow for greater design flexibility, such
as:
— Revised zoning districts consistent with the new land use
designations in the Land Use Element);
New Low Density Residential designation that allows for the
development of single-family detached, two-family and three-
family homes up to the General Plan Land Use Density of eight
units per acre;
— Provision for a variety of housing types in residential zones
including care facilities, shelters and live/work projects;
— New Group Residential definition that will cover all group living
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Now under Chapter 17.32 of the
Development Code, the standards require I Delete
covered space per one -bedroom unit 2
spaces per two-bedroom unit (I must be
covered), plus 1 uncovered guest space for
each 5 units.
The City now allows second dwelling units by Delete
right
The City is in the process of adopting a Delete
reasonable accommodation ordinance.
Delete
The City's zoning districts now match the
General Plan land use designations.
Delete
The City created a new Low Density
Residential designation.
The City's residential zones allow the variety Delete
of housing types listed.
The City has yet to add a definition for
Continue
"group residential."
Program
Lodi Housing Element
Responsibility Time Frame
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situations with shared living quarters and without separate The City permits low and medium density as
kitchens or bathrooms for each room or unit (for example: small as 5,000 square feet and high density
dormitories, fraternities, single room occupancy (SRO) units). as small as 4,000 square feet.
— Single-family detached lot sizes as small as 5,000 square feet;
— Minimum and maximum setbacks to match the desired General
Plan intent and desired character for specific districts, with
reduced—or potentially even no—front setbacks in pedestrian -
oriented mixed-use districts.
— No Use Permit requirements to build multi -family dwelling within
the Medium or High density designations
Until the Zoning Ordinance is comprehensively updated to be
consistent with the recently adopted General Plan, the City will
adopt and administer interim zoning regulations to ensure General
Plan consistency in development review. The following matrix,
which will be incorporated into the interim regulations, describes
what development regulations will apply in General Plan land use
designations that permit residential development by right.
General Plan Land
Residential Density
Corresponding Zoning
Use Classification
(du/ac) (from the
District (other
General Plan)
development standards)
Low -Density
2-8
R -LD
Residential
Medium -Density
8-20
R -MD
Residential
High -Density
15-35
R -HD
Downtown Mixed
8-35
C-2
Use
Mixed Use Corridor
2-35
C- I
Mixed Use Center
8-35
C- I
Ensure that densities established in the General Plan are not unduly
limited by the interim regulations; where interim regulations may get
in the way of a project attaining the General Plan -desired densities,
update the regulations so that they are not a constraint.
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The City's setback requirements match the
General Plan.
Multi -family is allowed by right within Delete
medium- and high-density designations.
This program is no longer necessary. Delete
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Program 1.2: Revise Growth Management Program ResponsibilitX:
The City will revise its growth management program to exempt housing units Community
affordable fordable to very -low- or low-income households with long-term affordability Development
restrictions. The City will also monitor the program to ensure that it does not Department
represent a constraint to multi -family and affordable housing for all income
groups. The program should be evaluated for cumulative effects of all
development application requirements and costs by the end of the planning
period.
Program 1.3: Personal Security Standards Responsibility:
The City will continue to implement design standards applicable to all new Community
residential projects with the objective of improving the personal security of Development
residents and discouraging criminal activity. Design standards will address Department
issues such as the placement of landscaping accessory buildings, and
accessory structures in a manner that does not impede the City's ability to
conduct neighborhood police patrols and observe potential criminal activity,
lighting and other security measures for residents, and the use of materials
that facilitate the removal of graffiti and/or increase resistance to vandalism.
Program 1.4: Land Inventory Responsibility:
The City shall maintain a current inventory of vacant, residentially zoned Community
parcels and a list of approved residential projects, and shall make this Development
information available to the public and developers, including information on Department
underutilized sites within the downtown area with residential or mixed-use
development potential. The City shall update the inventory and list at least
annually.
To maintain adequate sites throughout the planning period to accommodate
the City's RHNA, pursuant to Government Code Section 65863, the City will
monitor available residential capacity and evaluate development
applications, particularly in non-residential and/or mixed use zones. Should
an approval of development result in a reduction of capacity below the
residential capacity needed to accommodate the remaining need for lower -
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Time Frame:
Objective: Expedite the residential
Revise Growth
development approval process for affordable
Management
housing.
Program within a
Accomplishments:
year of adoption of
The Growth Management Plan exempts only
this Housing
senior citizen housing. Further amendment
Element and
will need to be made to include affordable
fordable
evaluate
housing units.
implementation by
the end of the
planning period.
Time Frame:
Objective: Reduce the susceptibility of
Current and
residential properties and neighborhoods to
ongoing (2007—
criminal activity and increase residents'
2014)
perception of personal safety.
Accomplishments:
There is no reference to personal security
standards in the current Development Code.
This City plans to continue this program.
Time Frame: Objective: Increase the potential for infill
Maintain a current development, thereby reducing the need to
land vacant prematurely annex land and convert
residentially zoned agricultural land to urban use.
land. Ongoing. Accomplishments:
The City maintained the land inventory
throughout the planning period.
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income households, the City will identify and zone sufficient sites to
accommodate the shortfall to ensure that the "no net loss" provision is
upheld (i.e. if any units that had been designated for subsidized housing are
developed as market rate, then an equal number of units must be
designated in their stead).
The inventory update of infill sites should focus on opportunity sites along
Mixed Use Corridors, in the Downtown Mixed Use designation and
residential areas Downtown, as identified in the Land Use Element The City
promotes the land inventory and the availability of each update through the
City's website, a notice at the Community Development Permit Counter, and
a press release subsequent to each update.
Program 1.5: Pursue State and Federal Funds in Support of Responsibility: Time Frame: For Objective: 20 extremely low-, 50 very low,
Housing Construction Community
Action a., annual
and 50 low-income housing units.
The City will continue to pursue available and appropriate state and federal Development
meetings, 2007—
Accomplishments:
funding sources to support efforts forts to construct housing meeting the needs of Department
2014, for Action b.,
The City continues to pursue state and
low -and moderate -income households, to assist persons with rent payments
quarterly each
federal funding for the development of
required for existing housing units, to provide supportive services, and to
year, depending on
affordable housing.
provide on- and off-site improvements and public facilities, in support of
funding deadlines
affordable fordable housing projects. The City takes the following actions in pursuit of
for specific state
State and federal funding.
and federal
a. Meet annually with private nonprofit and for-profit affordable housing
programs, 2007—
providers and public agencies that are interested in constructing affordable fordable
2014, for Action c.,
housing (and keep in contact with them throughout the year), providing
semiannual review
The City met annually throughout the
special needs housing or shelter, and/or providing supportive services for
and assessment of
planning period with private nonprofit and
low-income and special needs residents. The purpose of the annual
funding
for-profit affordable housing providers and
meetings will be to discuss priorities for lending City support for funding
opportunities
public agencies that are interested in
requests for affordable fordable housing projects and programs during the
based on (I)
constructing affordable fordable housing.
subsequent 12 to 24 months. The City will promote these annual meetings
funding cycles and
through direct notices to private and public entities that have provided
eligible activities for
housing or supportive services in Lodi, or that expressed an interest in
various state and
doing so, in the past.
federal programs,
b. Provide support to other entities (nonprofit organizations, for-profit
(2) projects and
programs proposed
affordable housing providers, and public agencies) that apply directly for
to the City for state
The City continued to provide support as
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state or federal funds. Examples of support to be provided by the City
include: 1) expedited processing of planning permits that are needed
before an applicant can submit a state or federal funding request or
receive funds; 2) providing information to complete a funding request
(such as demographic, housing, or economic statistics in support of an
application); and 3) letters of support for projects or programs that the
City has approved (including preliminary or conceptual approval). This can
help support organizations such as Central Valley Low Income Housing
Corporation and the Loel Foundation which provide services to extremely -
low income households.
c. Apply directly for State and federal funding under programs in which the
City must be the applicant
In pursuing State and federal funding and working with other private and
public entities to provide affordable housing, the City seeks to increase the
availability of housing and supportive services to the most vulnerable
population groups and those with the greatest unmet needs, such as very -
low -income and frail seniors, persons with disabilities who cannot live
independently, farmworkers and their families, low-income large families,
and single -parent households, particularly those with small children.
Program 1.6: Encourage Efficient Use of Land for Residential Responsibility:
Development Community
The City encourages the efficient use of land for residential development Development
while reducing the premature conversion of agricultural land to urban use. Department,
The City uses the following approaches: Planning
• The General Plan Growth Management and Infrastructure Element Commission, City
guides contiguous development through the identification of three Council
expansion phases: The third phase includes Urban Reserve designations
that define future growth areas if initial phases are built out. (See the
Growth Management and Infrastructure Element for details)
• In response to the City's dual goals of preserving agricultural land/open
space and supporting employment in the agriculture industry, the City will
develop an agricultural conservation program that establishes a
mitigation fee to protect and conserve agricultural lands. The fee will be
OR
or federal funding,
and (3) City staff
f
capacity to prepare
funding requests.
Time Frame:
Require fee
payment as
mitigation, ongoing
(2007-2014);
enforce Urban
Reserve
designation and
contiguity
requirements when
this Housing
Element is
adopted
applications were brought forward.
The City applied for state and federal funds.
Objective: Preserve agricultural land and
reduce the amount of land needed to meet
future urban growth needs.
Accomplishments:
The City continues to preserve agricultural
land and reduce the amount of land needed
to meet urban growth needs.
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assessed for acreage converted from agricultural to urban use, and used
for conservation easements, fee title acquisition, research, education and
capital improvement projects that benefit agriculture. (Program details
and priority areas are described in the Conservation Element, Policy C -
P7.) Notably, all conservation areas are outside the City's current Sphere
of Influence and future growth areas as delineated in the current Land
Use Element and therefore would not a f j`ect any housing sites listed in
the inventory herein. The program will be developed with community
input following buildout of phase 1 of the General Plan. During
development of the program, the City and community members should
consider how to exempt or reduce the fee for High Density and/or
affordable fordable housing projects.
The City has adopted the San Joaquin County Multi -Species Conservation
and Open -Space Plan (SJMSCP), a habitat conservation plan that seeks
to protect agriculture, open space, habitat, and wildlife, in order to
address the impacts of urban development and conservation of open
space land. This allows project applicants to mitigate open space
conversions and satisfy CEQA requirements by paying an in -lieu fee,
dedicating land, purchasing credits from a mitigation bank or proposing
an alternative plan consistent with SJMSCP goals.
Program 1.7. Provide Rental Assistance Responsibility:
The City shall continue to support the San Joaquin County Housing Authority Community
in its administration of the Housing Choice Voucher rental assistance Development
program (formerly called Section 8 Program). The City's support will include Department
distribution of program information at the Community Development public
counter, distribution of program information to rental property owners as
part of the City's code enforcement activities, annual meetings with
representatives of the Housing Authority to discuss actions the City can take
to encourage greater participation in the Voucher Program by rental
property owners, and creation and maintenance of a link to the Housing
Authority's website on the City's web site.
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Time Frame:
Objective: Increase rental property owner
Distribution of
awareness of and participation in, rental
Housing Choice
assistance programs.
Voucher Program
Accomplishments:
information,
The City continues to work with the Housing
current and
Authority on the Housing Choice Voucher
ongoing, 2007—
program. The City has not yet provided a link
2014, create
on its website. The City will be updating its
website link to
website in the next two years and a link will
Housing Authority
be available at that time.
website within six
months of adoption
of this Housing
Element maintain
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link thereafter,
2009-2014.
Program 1.8: Focus on Neighborhood Improvement Initiatives Responsibility: Time Frame: Objective: Improve the City's ability to focus
The City will continue to designate a staff position, Neighborhood Services Community Current and on the implementation of housing and
Manager (NSM), within the Community Development Department to focus Development ongoing, 2007— neighborhood improvement programs.
on the implementation of housing and neighborhood improvement Department, 2014 Accomplishments:
programs. Among the duties of the NSM are to: Police Department The City continues to focus on the
• Develop programs and plans to produce housing, especially affordable fordable implementation of housing and neighborhood
housing, by means of new construction, rehabilitation or acquisition, improvement programs.
• Implement neighborhood improvement programs on a city-wide basis and The Housing Rehabilitation Program is likely
develop neighborhood improvement strategies, to be funded through CDBG during the
• Ensure compliance with federal and State laws and regulations and current Consolidated Plan period (2014-18).
consistency with local objectives and community requirements, FTHB Program funding has not been utilized
• Prepare a variety of reports on housing preservation and development, due to limited availability of housing within
neighborhood improvement and code enforcement and other related City the allowed price limits.
activities, and
• Manage programs for housing rehabilitation, first-time buyer and code
enforcement. Through 2009, the City operated both housing
rehabilitation and first-time homebuyer programs through the Urban
County CDBG/HOME Program. Since 2000, a total of 71 low-income
households have been assisted. Beginning in 2010, Lodi turned to the
State of California HOME Program to fund the first-time homebuyer
program and has been awarded $800,000 to do so.
The Lodi Police Department is responsible for enforcing City codes and
ordinances pertaining to neighborhood maintenance, the NSM is tasked with
coordinating activities with the code enforcement supervisor and staff' within
the Police Department.
Program 1.9: Annex Land to Accommodate Future Housing Responsibility: Time Frame:
Needs as Necessary Community Pursue discussions
The City will pursue annexation of land outside the existing Sphere of Development with property
Influence to conform to the development needs for Phase 1, 2, and 3. Department, owners about
Subsequent phases should be annexed only as current phases meet Planning annexation, as
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Objective: Increase the City's residential Continue
development capacity to accommodate its
share of the region's future housing
construction needs.
Accomplishments:
Lodi Housing Element
Program Responsibility Time Frame Accomplishments Continue/Modify/
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development capacity thresholds, as described in the Growth Management
Commission, City
and Infrastructure Element South of Harney Lane, an area which would
Council
require annexation, 338 acres have been identified for Low -Density
Residential, nearly 100 acres for Medium- and High -Density Residential, and
28 acres for the residential component of Mixed Use Center. Given the
backlog of unused housing allocations, recently approved development
projects, and available sites within the current City limits, the City does not
need to annex land to meet current housing needs. Nevertheless, the City
will initiate the process with property owners by the end of the planning
period.
Program 1.10: Provide Homebuyer Assistance
Responsibility:
The City will continue to implement a first-time homebuyer down payment
Community
assistance program. The City will continue to participate with the Housing
Development
Authority in a countywide consortium for the issuance of mortgage revenue
Department
bonds or mortgage credit certificates to assist first-time homebuyers. The
City will promote the program by providing information at the Community
Development Department's public counter and by providing a link to the
program on the City's web site. The City's Neighborhood Services Manager
will contact real estate agents active in Lodi to identify opportunities for
program participation.
Program 1.11: Promote the City's Multi -family Housing Responsibility:
Development Standards Community
The City will promote its multi -family development standards through the Development
Community Development Department's link to the City's website, Department
information brochures available at the Community Development
Department, pre -application meetings, and a notice to the local
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appropriate
according to
housing needs, but
no later than the
end of the planning
period in 2014.
Time Frame:
Current and
ongoing, 2007-
2014, provide
website link and
information at the
public counter
within one year of
adoption of this
Housing Element,
Neighborhood
Services Manager
to meet with local
realtors within one
year of adoption of
this Housing
Element.
Time Frame:
Current and
ongoing (2007-
2014); information
is currently
available on the
City's website and
Annexation was not needed in the planning
period to meet the City's RHNA.
Objective: 24 homebuyers: 4 very low-, 10
low-, and 10 moderate -income housing units.
Accomplishments:
The FTHB Program funding was not utilized
due to limited availability of housing within
the allowed price limits. The City continues to
provide information at a kiosk and on the
Community Development webpage.
Objective: Increase awareness of the City's
multi -family development standards.
Accomplishments:
The City continues to promote its multi -family
development standards through the City's
website, information brochures available at
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homebuilder's, realtor's, and contractor's associations.
Program 1.12: Subdividing Large Sites for Lower Income ResponsibilitX:
Households Community
To assist the development of housing for lower income households on larger Development
sites (more than 10 acres), the City will facilitate land divisions, lot line Department
adjustments, and specific plans resulting in parcels sizes that enable
multifamily developments affordable to lower income households. The City
will work with property owners and non-profit developers to target and
market the availability of sites with the best potential for development. In
addition, the City will offer the following incentives for the development of
affordable housing including but not limited to:
• Streamlining and expediting the approval process for land division for
projects that include affordable fordable housing units,
• Deferral or waiver of fees related to the subdivision for projects
A-13
at the public
permit counter.
The City also
encourages pre -
application
meetings. These
practices will
continue
indefinitely. A
notice of the City's
multi -family
development
standards will be
distributed to
industry
organizations
within six months
of the adoption of
this Housing
Element.
Time Frame:
Determine
appropriate
incentives within
one year of
adoption. Provide
incentive
throughout
planning period, as
projects are
submitted to the
Planning Division.
the Community Development Department
pre -application meetings, and a notice to the
local homebuilders, realtors, and contractors
associations.
Objective: Facilitate parcel sizes that that are
developable for multi -family affordable
housing and consistent with
recommendations/requirements of state,
federal, and local financing programs.
Accomplishments:
The City was not approached to assist with
facilitating land divisions.
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affordable fordable to lower income households,
• Technical assistance to acquire funding.
H -GI Encourage the maintenance, improvement, and rehabilitation of Responsibility:
existing housing stock and residential neighborhoods, particularly in the Community
Eastside area. Development
Program 2.1: Evaluate Applications for the Demolition of Department
Residential Structures
The City shall implement policies and procedures for evaluating applications
for demolition of residential structures. This evaluation shall consider the
implications of the demolition with respect to the retention of affordable
fordable
housing. If demolitions are deemed to result in a reduction of the amount of
affordable fordable housing in Lodi, the City shall require the proponent of the
demolition to cooperate with the City in providing relocation assistance to
displaced residents and in determining the means for replacing demolished
units. The City will provide information regarding its policies and procedures
on the City's website and at the Community Development Department's
public counter.
The City will determine the most appropriate method of implementing this
program through a review of past demolition permits and conditions.
Program 2.2: Assist the Eastside Area with Housing Rehabilitation ResponsibilitX:
and Code Enforcement Community
The City will continue to combine code enforcement and housing Development
rehabilitation assistance, targeted to the Eastside area. Code enforcement Department
falls under the purview of the Lodi Police Department while the
Neighborhood Services Manager (NSM) is responsible for coordinating
rehabilitation efforts. forts. The NSM will promote its program through the Lodi
Improvement Committee, a neighborhood organization that provides direct
outreach to area residents and property owners, by providing information at
the Community Development Department's public counter, and through a
link to the program on the City's website. The NSM will work with the
Committee to continue marketing the program to Eastside area residents
and property owners.
A-14
Time Frame:
Complete review
within six month of
adoption of this
Housing Element,
implement new
review procedures
within one year of
adoption of this
Housing Element,
ongoing thereafter,
based on
proposals.
Objective: Maintain
affordable fordable housing.
Accomplishments:
The City has not
program.
or replace existing
yet implemented this
Time Frame: Objective: Improvement of 750 units
Current and (including private investment to correct code
ongoing 2007— violations) over the planning period of this
2014 Housing Element. 250 extremely low/very
low-, 250 low--, and 250 moderate -income.
Accomplishments:
The Housing Rehabilitation Program is likely
to be funded through CDBG during the
current Consolidated Plan period (2014-18).
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Program 2.3: Implement Property Maintenance and ResponsibilitX:
Management Standards Police Department
The City will continue to implement standards for private property (code
maintenance (Chapter 15.30 of the Municipal Code) to 1) control or enforcement);
eliminate conditions that are detrimental to health, safety, and welfare, 2) Community
preserve the quality of life and alleviate certain socioeconomic problems Development
created by physical deterioration of property, and 3) protect property values Department,
and further certain aesthetic considerations for the general welfare of all Neighborhood
residents of the City of Lodi. Services Division
(implementation)
Program 2.4: Conduct a Housing Condition Survey Responsibility:
The City will conduct a housing survey to document its efforts at improving Community
housing conditions and to identify future areas and housing types for Development
targeting its code enforcement, housing rehabilitation assistance, and Department
neighborhood improvement efforts.
forts.
Program 2.5: Preserve Affordable Rental Housing Responsibility:
There are currently no affordable fordable units at -risk of converting to market rate Community
in Lodi. However, if in the future units become at -risk, the City would Development
coordinate a meeting or series of meetings between the Housing Authority, Department
local nonprofits, and the owner (or owner's representative) to discuss the
owner's intentions to remain or opt out of the federal Housing Choice
Voucher (Section 8) Program and future plans for the property. If the owner
intends to convert the apartments to market rate housing or sell the
property, Lodi will seek to facilitate the acquisition of the property by a
nonprofit or other entity to preserve the rental units as affordable fordable housing.
The City would not take part directly in negotiations regarding the property,
but would apply for State or federal funding on behalf of an interested
nonprofit entity, if necessary, to protect the affordability of the rental units.
Lodi would request that the property owner provide evidence that it has
complied with State and federal regulations regarding notice to tenants and
A-15
Time Frame: Code Objective: Eliminate substandard building and
enforcement on property conditions.
both complaint and Accomplishments:
proactive basis, The City's Code Enforcement staff continues
Current and to respond to complaints related to property
ongoing, 2007— maintenance and substandard housing.
2014
Time Frame: Objective: Document housing conditions and
Complete survey establish priorities for future code
and report to City enforcement, housing rehabilitation
Council within one assistance, and neighborhood improvement
and a half years of efforts.
adoption of this Accomplishments:
Housing Element. The City has not yet completed a housing
condition survey.
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Time Frame: Objective: To preserve affordable fordable rental Continue
Implement this housing units.
program as Accomplishments:
necessary. The City does not have any units at risk of
converting to market rate.
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other procedural matters related to conversion and contact HUD, if
necessary, to verify compliance with notice requirements.
Program 2.6: Target the Eastside Area for Use of Funds for Public Responsibility:
Improvements Community
The City will continue to target a portion of its annual CDBG allocation for Development
public improvements in the Eastside area in support of its housing Department,
rehabilitation and neighborhood improvement activities. The General Plan Planning
Land Use Diagram identifies the Eastside Area for Medium and High Commission, City
Density Residential, acknowledging opportunities for redevelopment and Council
reinvestment through density increases. Public investment is intended to
stimulate private investment in order to preserve the character of the
neighborhood and introduce new housing, while also improving streetscapes
and connections to downtown. In addition, the City will continue the practice
of including conditions in developer agreements of major projects to pay for
rehabilitation of housing units. Funds can be specifically directed toward units
for extremely -low and very -low income households and supportive housing
providers, and will be negotiated on a case by case basis.
H -G2 Ensure the provision of adequate public facilities and services to Responsibility:
support existing and future residential development. Community
Program 3.1: Collect Development Impact Fees and Enforce Development
Improvement Requirements Department,
The City will continue to collect a unified development impact fee to pay for Planning
offsite public facilities and services needed for residential development and Commission, City
require that residential developers continue to provide on-site infrastructure Council
to serve their projects. The City shall continue to charge fees that reflect the
actual cost of service provided to housing units anticipated by this Element.
Prior to the issuance of building permits, the City will require evidence that
the developer has paid the required school impacts fees.
The City will review and adjust its fee formula, particularly for multi -family
dwelling units in the Medium and High Density Residential and Mixed Use
General Plan land use designations. Per unit and per acre fees should be
reasonable, in order to encourage the development of higher density
affordable fordable housing units while corresponding with the estimated public
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Time Frame: Objective: Preserve and improve the Eastside
Annual CDBG area.
allocation, maintain Accomplishments:
zoning, 2007— The City has allocated a significant amount of
2014 CDBG and other funding for public
improvements in the Eastside area and will
continue this through the current planning
period.
Time Frame: Objective: Reduce impact fees for multi -family
Submit proposed projects based on actual project densities.
fee schedule Accomplishments:
adjustment to The City continues to collect a unified
Planning development impact fee to pay for off-site
Commission within public facilities and services needed for
six months of residential development Fees were reduced
adoption of this by approximately 66% to help encourage
Housing Element. development. This reduction will be in effect
at least through 2019.
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facility and service impact for the specific project being proposed. The review
and adjustment is anticipated to result in a reduction of fees for some multi-
family projects. Utilities, streets, parks, and emergency services
improvements should be developed consistently with infrastructure
improvements and planning efforts identified in the appropriate in the
Growth Management and Infrastructure, Transportation; and, Parks,
Recreation, and Open Space elements.
Program 3.2: Assure Adequate Public Services for Residential Responsibilit-y:
Development Community
The City will continue to use its growth management program to ensure that Development
the pace of development is consistent with the City's, and other public facility Department,
and service providers' abilities to provide public facilities and services and Planning
maintain minimum facility and service standards for the entire community. Commission, City
The City will contact other public facility and service providers annually Council
during the housing unit allocation process to insure that these agencies can
serve the increased number of housing units to be allocated.
Program 3.3: Use of CDBG Funds
The City will continue to use CDBG funds to upgrade public facilities and
services in older neighborhoods. (See Program 1.8 for implementation.)
Program 3.4: Provide Park and Recreation Facilities (See General
Plan Policy P -P20)
Program 3.5: Support Transit Facilities and Transit -Oriented Responsibility:
Development Community
To coordinate the availability of public transit as Lodi develops and to Development
support transit -oriented development (TOD) on infill sites and properties Department,
with re -use potential, the City shall. Planning
a) Insure the continued construction of transit facilities, facilitate adequate Commission, City
transit service and lower the cost of living within the community, with funding Council
to be paid from traffic impact fees, State, and federal funding sources, and
"Measure K" sales tax funds.
b) Determine whether areas with infill/reuse potential (see Program 1.4)
qualify as infill opportunity zones. The City shall designate qualified areas
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Time Frame: Objective: Provide public facilities and services
Annually during meeting minimum City standards.
housing allocation Accomplishments:
process, 2007— The City continues to use its growth
2014 management program to ensure that the
pace of development is consistent with the
City's goals.
The City continues to use CDBG funds to
upgrade public facilities and services in
neighborhoods.
Time Frame: For Objective: Increase housing opportunities near
Action a., annually, transit facilities and encourage forms of travel
prior to the other than private vehicles. All income groups
adoption of a City will be targeted for TOD housing. However,
budget 2007— extremely4ow and very low-income
2014, for Action b., households that may rely on transit as their
within one year of primary transportation mode should be
adoption of this prioritized.
Housing Element Accomplishments:
designate infill Ongoing. The City developed the Transit -
opportunities Oriented Development Design Guidelines in
within a year and a
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Lodi Housing Element
Program Responsibility Time Frame Accomplishments Continue/Modify/
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that are appropriately located for higher density residential and mixed-use
half and identify
developments in such zones, near transit facilities.
and adopt zoning
c) If adopted under action "b," promote development opportunities in infill
amendments that
zones through a link on the City's website, an information bulletin to be
are needed and
distributed to property owners within these zones, and developers and
appropriate to
business organizations in Lodi, and one or more meetings with business and
develop within infill
community organizations to explain the benefits and implications of infill
opportunity zones
zone designation for development opportunities.
within two years of
d) Use the City's adopted Transit -Oriented Development Design Guidelines
adoption of this
to develop TOD in Lodi's Downtown, establishing a framework for infill
Housing Element,
development and public improvements, such as streets and open spaces.
for Action c., within
two years of
adoption of this
Housing Element,
conduct one or
more community
meetings within
two and a half
years of adoption
of this Housing
Element, for Action
d., ongoing.
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2008 and it was incorporated into the new
Development Code in 2013.
Chapter A. Accomplishments
Program Responsibility Time Frame Accomplishments Continue/Modify/
Delete
H -G3 Promote equal opportunity to secure safe, sanitary, and affordable ResponsibilitX:
housing for all members of the community regardless of race, sex, or other Community
discriminatory factors. Development
Program 4.1: Promote Fair Housing Services Department
The City shall promote equal housing opportunity for all persons in
compliance with State and federal laws by continuing to provide funding for
the operation of the City's Affirmative Fair Housing Program. Under the
program, the City provides information to the public on State and federal
fair laws, provides referrals to county, State, and federal agencies for
investigation of fair housing complaints, and provides financial support to
Stockton/San Joaquin Community Housing Resource Board (CHRB), which
provides landlord -tenant mediation services. From 2005-2010, the City
provided approximately $20,000 to the CHRB for fair housing purposes.
The City will collaborate with CHRB to promote fair housing information and
resources at an annual community event. Lodi will promote fair housing
activities and resources by providing links through its website to nonprofit
county, state, and federal agencies; providing fair housing information at the
Community Development Department public counter, designating a point of
contact within the Department to handle fair housing inquiries, and
distributing fair housing information at public locations in the City (such as
the Lodi Public Library and the LOEL Senior Center).
Program 4.2: Regulate Condominium Conversion Responsibility:
The City currently regulates the conversion of rental housing to condominium Community
or stock cooperative ownership to reduce the displacement of extremely low- Development
, very low-, low-, and moderate -income households (See Title 15 of the Lodi Department,
Municipal Code). However, the regulations need to be expanded and Planning
strengthened. The City should amend Title 15 to ensure that: Commission, City
1. Residential condominium conversion projects are consistent with the Council
Housing Element of the General Plan and State law,
2. Converted dwellings meet certain safety, quality and appearance
standards;
3. Purchasers of converted dwelling units are fully informed as to the
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Time Frame:
Objective: Provide information on fair housing Continue
Current and
law to the public and support landlord -tenant
ongoing 2007—
mediation services.
2014, annual
Accomplishments:
community event
SJFH provided fair housing services to
for display of air
approximately 285 people each year from
housing
2010 to 2015.
information within
one year of
adoption of this
Housing Element,
fair housing links
will be provided on
the City's website
within six months
of adoption of this
Housing Element.
Time Frame: Objective: Minimize the impact of
Amendment of displacement of very low-, low-, and
Title 15 will occur moderate -income households and ensure the
within two years of safety of converted units.
the adoption of this Accomplishments:
Housing Element. The City amended Title 15 in 2013.
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Lodi Housing Element
Program Responsibility Time Frame Accomplishments Continue/Modify/
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physical condition of the structure and facilities;
4. Tenants are provided with notice of the conversion, relocation benefits
and the opportunity to purchase the residential units being converted; and
5. The City maintains a supply of affordable housing.
Program 4.3: Pursue Regional Solutions to Homeless Needs
Responsibility:
Time Frame:
The City shall continue to support regional solutions to homelessness through
Community
Current and
its collaboration with the Salvation Army. Over the past five years, Lodi has
Development
ongoing, 2007—
contributed $418,798 to the Salvation Army for the expansion or
Department,
2014; annual
improvement of its facilities. The City is also open to the possibility of
Planning
review of
providing funds to other nonprofit organizations. The City shall also support
Commission, City
applications by
San Joaquin County in implementing the Ten Year Plan to End
Council
nonprofit
Homelessness and continue to have a City representative serve on the Board
organizations for
of the Emergency Food and Shelter Program.
use of City's share
of CDBG funds
Program 4.4: Educate the Public About Affordable Housing Responsibility: Time Frame:
Affordable housing is seen negatively by many in the community; the Community Newsletter and
perception is that affordable housing drives down property values, increases Development workshop will
the demand for services, and facilitates criminal activity. The reality is that Department occur within two
affordable fordable housing helps police officers, fire fighters, teachers, and other low- years of adoption
and moderate -wage workers live in the Lodi. The City will. of this Housing
• Put together a newsletter on housing in Lodi that discusses typical wages Element.
for various jobs that are held in the city and the housing costs that each
earner can afford, ford; and
• Conduct a workshop on the issue of affordable housing publicizing the
event to neighborhood groups, community organizations, religious
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Objective: Provide regional solutions to Continue
homelessness through assistance to nonprofit
organizations and the County who work on
solutions to end homelessness in the region.
Accomplishments:
The City continues to provide CDBG funding
to agencies and organizations that provide
shelter and supportive services to the
homeless community.
In 2015, a Committee on Homelessness was
formed with representatives from service
providers, agencies, and organizations to
evaluate current conditions within Lodi and
work to develop goals and strategies to
address the issues. That effort resulted in a
Report on Homelessness which was adopted
by the City Council in September 2015.
Objective: Provide information to the
community about the benefits of affordable
fordable
housing.
Accomplishments:
The Neighborhood Service Manager has
conducted extensive outreach in the
community to educate the public, especially
the local minority population, about
affordable fordable housing.
Several workshops were held in 2013 as part
of the development of the CDBG
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Chapter A. Accomplishments
Program Responsibility Time Frame Accomplishments Continue/Modify/
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institutions, and others. Discuss affordable fordable housing myths and the value that
affordable fordable housing can bring to a community, as well as important issues to
consider.
Program 4.5: Incentivize Affordable Housing Development
To incentivize the development of affordable fordable housing opportunities, the City
will study the possibility of providing certain benefits to developers who build
affordable fordable units such as expedition of the development review process and
reduction in development impact fees. Program 3.1 describes modifications
to the impact fee program to alleviate disincentives to multi -family housing
construction. In addition, Program 1.2 calls for the exemption of affordable
units from the growth management allocation process, which would
eliminate the time and expense of the process.
As described in Program 1.5, the City will meet annually with private
nonprofit and for-profit affordable fordable housing providers and public agencies
that are interested in constructing affordable housing (and keep in contact
with them throughout the year), providing special needs housing or shelter,
and/or providing supportive services for low-income and special needs
residents. The purpose of the annual meetings will be to discuss priorities for
lending City support for funding requests for affordable fordable housing projects and
programs during the subsequent 12 to 24 months. The City will assist
applicants in the subdivision of land on larger sites as necessary to facilitate
affordable fordable housing development.
The Needs Assessment identified approximately 2,500 Extremely -Low
Income households in 2000. Senior housing has been prioritized due to a
growing senior population. Female -headed households with children, large
households, and farmworkers with families require multi -bedroom units,
preferably in multi -family buildings that can provide usable common open
space. The City will continue to assist non-profit developers with site
Consolidated Plan for 2014-2018.
That process brought about civic engagement
from Lodi's low-income minority community
that has not been experienced before. The
majority of the housing needs, goals, and
objectives identified for the Consolidated Plan
came from that outreach to the minority
community.
Responsibility: Time Frame: Objective: Facilitate the development of
Community Investigate possible affordable housing opportunities in the city.
Development incentives for Accomplishments:
Department, facilitating the The City continues to work with Eden
Planning development of Housing toward the development of an 80 -
Commission, City affordable housing unit senior housing project.
Council
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and present
findings to City
Council within one
year of the
adoption of this
Housing Element.
The Zoning
Ordinance and
Growth
Management
Ordinance update
will be completed
within one year of
the adoption of this
Housing Element.
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Lodi Housing Element
Program Responsibility Time Frame Accomplishments Continue/Modify/
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acquisition, allow multi -family housing by right in several zoning districts, and
identify funding sources to facilitate development and rehabilitation. For
single -person Extremely -Low Income households, such as persons
transitioning out of homelessness, seniors, or others that can be
accommodated with efficiency units, Program I. I supports the modification
of the Zoning Ordinance to broaden the definition of boarding houses and
the allowance of SROs. The National Stabilization Program in particular, will
prioritize units for Very -Low and Extremely -Low Income households.
Program 4.6: Facilitate the Development of Project -Based ResponsibilitX:
Section 8 Units. Community
The City will work with nonprofit developers to try and secure project -based Development
Section 8 funding in order to develop and maintain affordable family and Department,
senior units in the city. Planning
Commission, City
Council
H -G4 Encourage residential energy efficiency and reduce residential energy Responsibility:
use. Community
Program 5.1: Promote Energy Efficiency and Weatherization Development
Improvements for Older Homes Department
The City shall continue to promote energy conservation and weatherization
improvements as eligible activities under the Lodi Housing Rehabilitation
Program (Program 2.2). The City will post and distribute information on
currently available weatherization and energy conservation programs
operated by the City, nonprofit organizations, and utility companies through
the Lodi website, the Community Development Department public counter,
the Lodi Public Library, the LOEL Senior Center, and other public locations.
The Conservation Element also promotes energy conservation and
weatherization improvements to existing structures and public buildings.
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Time Frame: Hold
a meeting and
work with local
nonprofits to
secure project -
based Section 8
funding within a
year and a half of
adoption of this
Housing Element.
Time Frame:
Current and
ongoing, 2007-
2014
Objective: Facilitate the development of Continue
affordable Fordable and senior housing opportunities in
the city.
Accomplishments:
The Housing Authority has been reluctant to
provide project -based vouchers for the 80 -
unit senior project
Objective: Increase energy efficiency in older
homes.
Accomplishments:
The City continues to promote weatherization
and energy efficiency programs available
through other agencies and organizations.
The City has provided CDBG funding to the
Housing Authority of San Joaquin County for
weatherization and energy efficiency
improvements at a 5 -unit apartment complex
that the Authority owns and operates.
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Program 5.2: Energy Conservation for New Homes ResponsibilitX:
The City shall enforce State requirements for energy conservation, including Community
Title 24 of the California Code or Regulations (State building code Development
standards), in new residential projects and encourage residential developers Department
to employ additional energy conservation measures in the design of new
residential developments. In addition, the Community Design & Livability
Element addresses green building and construction techniques.
Program 5.3: Encourage Use of Solar Devices Through Voluntary
Incentives Program (see Program C -P40 in the Conservation Element)
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Time Frame: Objective: Increase energy efficiency in the
Current and design and construction of new homes.
ongoing 2007— Accomplishments:
2014 as part of The City continues to enforce State
review of planning requirements for energy conservation in new
and building permit residential projects and encourages residential
applications developers to employ additional energy
conservation measures in the design of new
residential developments.
Continue
RESOLUTION NO. 2015-210
A RESOLUTION OF THE LODI CITY COUNCIL
DIRECTING STAFF TO FILE THE 2015 - 2023
DRAFT -HOUSING EL-EMENT-WITH THE -
DEPARTMENT OF HOUSING AND COMMUNITY
DEVELOPMENT FOR REVIEW
WHEREAS, California Government Code Section 65300 et. seq., mandates that the City of
Lodi adopt a comprehensive General Plan to provide guidance and direction for development
activities in the City; and
WHEREAS, Government Code Sections 65580-65589 set forth the statutory requirements for
the Housing Element; and
WHEREAS, the Housing Element is one of seven (7) required elements of the General Plan;
and
WHEREAS, Government Code Section 65588(b) requires that the Housing Element be
comprehensively updated every five (5) years; and
WHEREAS, the City adopted its current Housing Element in 2011; and
WHEREAS, the Housing Element serves as the data and policy document guiding overall
improvements and development of housing and contains a profile and analysis of the City's
demographics, housing characteristics, and existing and future housing needs; an analysis of
constraints to housing production and maintenance, such as market, governmental, and
environmental factors affecting the City's ability to meet identified housing needs; an identification of
resources to meet housing needs, including vacant or underutilized land for new construction, as well
as financial and administrative resources available for housing; and the City's housing strategy to
address identified housing needs, including an assessment of past accomplishments, and a
formulation for housing goals, policies, and programs; and
WHEREAS, Government Code Section 65583 requires that the City identify adequate sites to
accommodate housing for all economic segments of the population, based upon the Regional
Housing Needs Assessment provided by the Southern California Association of Governments; and
WHEREAS, the City's Community Development Department has initiated and caused to be
prepared a proposed Housing Element for the period from 2015-2023; and
WHEREAS, the Community Development Department staff held a stakeholder group meeting
and public workshop on June 25, 2015, to solicit public input on the proposed draft Housing Element
for 2015-2023; and
WHEREAS, the Planning Commission, after conducting a public hearing and consideration of
all public comment, recommended the draft 2015-2023 Housing Element be forwarded to the
City Council for approval to be submitted to the Department of Housing and Community Development
for review; and
WHEREAS, the 2015-2023 Draft Housing Element was available for public inspection and
review in the office of the City Clerk for more than ten days prior to the date of this Public Hearing.
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Lodi as follows:
The proposed draft 2015-2023 Housing Element ensures and maintains internal consistency with
all of the objectives, policies, general land uses, programs, and actions of the General Plan. The
proposed Housing Element update for the 2015-2023 planning period have been designed to be
consistent with -State-Housing-Law,the-Regional -Housing -Needs-Assessment for -local -agencies
under the jurisdiction of the San Joaquin Council of Governments (SJCOG), and to be internally
consistent with the other elements of the Lodi General Plan.
2. The proposed draft 2015-2023 Housing Element would not be detrimental to the public
convenience, safety or general welfare of the City. The draft Housing Element is compatible with
the nature, condition, and development of existing uses, buildings and structures and the proposed
Housing Element update will not adversely affect the existing or planned uses, buildings, or
structures. The proposed Housing Element update includes specific programs that provide
opportunities for affordable housing through the identification of appropriate sites and density as
required by the State, make provision for emergency and transitional housing, and establish
reasonable accommodations to improve constraints in housing for persons with disabilities. The
proposed revisions will not expose people to an increased risk of negative health or public safety
impacts and are consistent with the environmental analysis indicating the impacts related to the
health, safety and general welfare of the community will not be detrimental as a result of the
project.
3. The proposed draft 2015-2023 Housing Element is in compliance with the provisions of the
California Environmental Quality Act (CEQA). The City prepared Lodi General Plan 2010 and
adopted General Plan EIR 2010 (SCH#2009022075). The proposed Housing Element is an
implementation of the General Plan 2010 and the General Plan EIR (SCH#2009022075) is the
project's Environmental Document. Having been so included, all General Plan level environmental
effects were of necessity, therein addressed. City of Lodi General Plan 2010, City of Lodi General
Plan Final Environmental Impact Report, February 2010 and City of Lodi General Plan Draft
Environmental Impact Report, November 2009 are available for review at the City of Lodi,
Community Development Department, located at 221 West Pine Street, California, 95240. The
documents are also available online at http:Jlwww.lodi.govlcommunity developmentlindex.html
4. Hereby directs staff to file the 2015-2023 Draft Housing Element with the Department of Housing
and Community Development for Review.
Dated: November 18, 2015
I hereby certify that Resolution No. 2015-210 was passed and adopted by the City Council of
the City of Lodi in a regular meeting held November 18, 2015, by the following vote:
AYES: COUNCIL MEMBERS - Chandler, Kuehne, Mounce, Nakanishi, and
Mayor Johnson
NOES: COUNCIL MEMBERS - None
ABSENT: COUNCIL MEMBERS - None
ABSTAIN: COUNCIL MEMBERS - None
J NIFER M. ERRAIOLO
City Clerk
2015-210